Renting in NSW as an international student.

Before paying money, identify whether you are dealing with the landlord, agent, provider, head-tenant, or a roommate. The evidence you need changes depending on that relationship.

Take dated photos and videos before moving furniture in. Match them to the condition report and keep a copy of everything sent to the agent or landlord.

For repairs, furniture, cleaning, keys, utilities, or rent reductions, keep written messages. A verbal promise is hard to use later if the bond or repair dispute becomes formal.

Renting in New South Wales is governed by the Residential Tenancies Act 2010 (NSW) and the Residential Tenancies Regulation 2019. These laws apply to most residential tenancies, including students renting apartments, houses, or rooms. The key protections include: bond lodgement with NSW Fair Trading, minimum notice periods for rent increases and lease terminations, the landlord’s obligation to maintain the property in a reasonable state of repair, and the tenant’s right to a fair condition report at the start and end of the tenancy.

For international students, the most common set-up is a fixed-term lease of 6 or 12 months, followed by a periodic (month-to-month) agreement if you stay beyond the fixed term. Students living in purpose-built student accommodation (PBSA) may have different rights under a licence agreement rather than a residential tenancy agreement. Check which type of agreement you have signed — the protections differ.

If you are sharing a rental property with other students, you have two possible arrangements: you may be joint tenants on the same lease (each tenant is jointly and severally liable for the full rent), or you may be a subtenant renting from a head-tenant who holds the lease. Your rights are different in each arrangement, so confirm which applies before signing anything.

International students who are renting or about to rent accommodation in New South Wales. Students living in shared housing who need to understand their rights as a tenant or subtenant. Students who are in a rental dispute and need to know what evidence to gather and where to get help.

This guide covers NSW-specific rules. If you are renting in Victoria, Queensland, Western Australia, South Australia, or the Australian Capital Territory, the rules are different — check the relevant state or territory tenancy authority for guidance.

Rental bonds. In NSW, your rental bond must be lodged with NSW Fair Trading’s Rental Bonds Online service within 10 business days of receiving the bond payment. The bond is typically 4 weeks’ rent. Check that your bond has been lodged by searching the Rental Bonds Online database. If the agent or landlord does not lodge the bond, they are in breach of the Residential Tenancies Act.

Condition reports. The landlord or agent must provide a condition report at the start of the tenancy. You have 7 days to note any changes or damage and return the report. Take dated photos and videos of the property before moving furniture in. These photos are your most important evidence if there is a bond dispute at the end of the tenancy. Focus on areas that are commonly disputed: carpet condition, wall marks, window coverings, appliance function, and garden condition.

Rent increases. In NSW, the landlord can increase the rent once every 12 months for a periodic agreement. They must give you at least 60 days’ written notice. For a fixed-term agreement, the rent cannot be increased during the fixed term unless the agreement includes a rent increase clause. If the increase is excessive, you can apply to the NSW Civil and Administrative Tribunal (NCAT) to have the increase reviewed.

If a repair is needed, notify the landlord or agent in writing immediately. For urgent repairs (such as burst pipes, gas leaks, broken toilets, or electrical faults), the landlord must arrange repair within 24 hours. If they do not respond, you can authorise the repair yourself up to a value of A$1,000 and the landlord must reimburse you (check the current limit with NSW Fair Trading). For non-urgent repairs, give the landlord 14 days’ written notice. If they do not respond, you can apply to NCAT for a repair order.

Keep all records of repair requests: written messages, emails, photos of the damage, receipts for any emergency repairs, and correspondence with the landlord or agent. If the landlord fails to maintain the property and it affects your health or safety, you may be entitled to a rent reduction or lease termination.

Mei, a 24-year-old student from China, rented a studio apartment in Sydney for 12 months. Before moving in, she took 50 photos and three videos covering every room, including close-ups of existing marks and scratches, the condition of the carpet, and the function of appliances. She completed the condition report within 7 days and returned it to the agent with her photos attached. She paid the bond and received a confirmation from NSW Fair Trading Rental Bonds Online within 2 weeks, confirming the bond was properly lodged.

When Mei moved out, the agent claimed A$800 for carpet cleaning and wall marks. Mei provided the original condition report and her move-in photos, which showed the wall marks existed before she moved in. She also provided a receipt showing she had professionally cleaned the carpet. The agent agreed to withdraw the cleaning claim but insisted on A$300 for the wall marks. Mei applied to NCAT for a bond dispute resolution. The tribunal reviewed the evidence and found that the wall marks were pre-existing based on her photos. The full bond was returned to Mei.

Not reading the lease agreement. Your lease agreement sets out all the terms of your tenancy, including the rent amount, payment method, notice period, and special conditions. Read it before signing. If there is a term that seems unfair or unclear, ask the agent to explain it before committing.

Paying bond to the landlord or agent directly. Your bond must be lodged with NSW Fair Trading Rental Bonds Online. If the landlord or agent asks you to pay the bond directly to them without providing a Rental Bonds Online receipt, they are not following the law. Insist on the official bond lodgement process.

Not documenting pre-existing damage. Without dated photos of pre-existing damage, your bond claim at the end of the tenancy will rely on the condition report alone. The agent or landlord may claim you caused damage that existed before you moved in. Take photos on the day you receive the keys, before moving any furniture in.

Joint tenancy. If you and other students sign the same lease as joint tenants, each tenant is jointly and severally liable for the full rent. This means if one housemate stops paying rent, the landlord can ask any or all of the remaining tenants to cover the full amount. Joint tenants share the bond, and the bond is lodged with NSW Fair Trading under all names. When one joint tenant moves out, the remaining tenants and the landlord need to agree on a bond transfer or a new bond lodgement.

Subtenancy. If you rent a room from a head-tenant who holds the lease, you are a subtenant. The head-tenant is your de facto landlord. Your bond may not be lodged with NSW Fair Trading if the head-tenant does not lodge it. This is a significant risk: without the official bond lodgement, you have less protection if there is a dispute at the end of your subtenancy. Ask the head-tenant for written confirmation that the bond has been lodged with Rental Bonds Online, or keep records of the bond payment and the head-tenant’s acknowledgement.

Roommate agreements. For shared housing without a formal subtenancy (where each student has a separate room in a share house but the lease is in one or two names only), the students who are not on the lease have the least legal protection. A written roommate agreement covering rent sharing, bill splitting, cleaning duties, guest policies, and notice periods can prevent disputes. While not a formal tenancy agreement, a roommate agreement shows the terms that each person agreed to and can be used in small claims proceedings if needed.

Ending a share-house arrangement. If you want to leave a shared house before the fixed term ends, check whether you are a joint tenant or a subtenant. Joint tenants need the landlord and remaining tenants to agree to a lease transfer. Subtenants should provide notice to the head-tenant consistent with your agreement. If there is no written agreement, provide at least one rental period of notice (usually 2 weeks) and keep a written record of the notice you gave.

NSW Fair Trading provides several free resources for tenants: the Rental Bonds Online portal for checking bond lodgement status, the standard tenancy agreement form, the condition report template, and an online complaints portal for lodging disputes. International students can also access the Tenants’ Union of NSW for free legal advice, the Community Legal Centres NSW directory for local assistance, and the NSW Civil and Administrative Tribunal (NCAT) for formal dispute resolution. Bookmark the NSW Fair Trading website and the Rental Bonds Online portal as soon as you sign a lease, so you have direct access to your tenancy records throughout the rental period.

If you are unsure about any aspect of your tenancy, contact NSW Fair Trading or the Tenants’ Union before signing the lease or paying the bond. A ten-minute phone call can prevent a dispute that takes weeks to resolve. Keep the contact details of your local Community Legal Centre saved on your phone, and share them with housemates who may not know where to get help if a dispute arises.

If you share a rental property with other students, clarify how utilities and bills will be split before moving in. Electricity, gas, water, internet, and gas bottle or heating oil costs can add up to A$200–A$400 per month depending on the property size, season, and number of occupants. In NSW, the tenant named on the utility account is responsible for paying the bill regardless of whether housemates contribute. If you are not on the lease but are splitting bills, keep a written record of the agreed split and payment receipts in case a dispute arises.

For properties with individual meters, each tenant may be billed separately by the utility provider. For properties with a single meter, the tenants are jointly responsible for the total bill. If a housemate stops paying their share, the remaining tenants must cover the full amount or risk the utility being disconnected. A written housemate agreement covering bill splitting, payment deadlines, and what happens if someone does not pay can prevent disputes before they start.