At a glance
- Ask for a written breakdown of everything included in the monthly rent.
- Budget for utilities, internet, parking and any other recurring charges.
- Confirm how water and electricity consumption will be measured and billed.
- Check the deposit, once-off costs and rules for annual rent increases.
- Understand who is responsible for maintenance and repairs.
- If the property is in a complex or estate, read the conduct rules before signing.
The advertised rent may be the highest monthly cost of a rental property, but it is not always the full amount you will need to budget for.
Electricity, water, refuse charges, internet, parking and other costs can quickly make an apparently affordable home more expensive. Before signing a lease, tenants should understand exactly what the rent covers, which expenses will be billed separately, and how those charges will be calculated.
Start with the true monthly cost
A rental that fits your budget on paper may feel very different once every monthly expense has been added. Before applying, work out the likely total cost of living in the property. Depending on the home and the lease, this could include:
- Electricity
- Water and sanitation
- Refuse removal
- Gas
- Fibre or other internet services
- Parking or an additional garage
- Garden or pool services
- Security or access-related charges
- Pet-related costs, where applicable
Ask the landlord or rental agent for recent average utility costs where possible, but remember that your household's consumption may differ. It is sensible to leave room in your budget for seasonal changes, particularly if the property has electric heating, air conditioning, a pool or a large garden.
Ask what is included in the rent
Never assume that a service is included simply because it is available at the property. The lease should clearly identify the costs covered by the monthly rental and the charges for which the tenant will be responsible.
Clarify whether any listed amount is fixed or based on consumption. If a cost may change during the lease period, ask when it can change, how the new amount will be determined, and how you will be notified.
The same applies to the annual rent increase. The lease should state when an increase may take effect and how it will be calculated. Understanding this at the outset makes it easier to judge whether the property will remain affordable for the full lease term, rather than only during the first few months.
Understand how utilities will be billed
Where possible, tenants should know how their actual electricity and water consumption will be measured.
Electricity may be prepaid, billed from an individual meter, or included in another account. Water may also be individually metered, charged at a fixed amount, or apportioned between units in a complex. These methods can produce very different monthly costs.
Before signing, ask:
- Does the property have separate electricity and water meters?
- Who issues the account or statement?
- When is payment due?
- Are any administration or meter-reading fees added?
- How can a disputed reading or charge be queried?
If utilities are shared or apportioned, ask for a clear explanation of the calculation. The method should also be reflected in the lease so that both parties understand how the tenant's share will be determined.
Know the difference between levies and tenant charges
In a sectional title complex or estate, the property owner will generally pay the levy charged by the body corporate or homeowners' association. However, a lease may make the tenant responsible for certain consumption-based or service-related amounts.
Prospective tenants should therefore not assume that every complex-related cost is automatically included in the rent. Ask whether any charges linked to utilities, refuse, sewerage, parking, access systems or other services will be passed on to you.
The lease should make these responsibilities clear. It should also explain what happens if a charge changes during the lease period, rather than leaving the tenant exposed to an unexpected addition to the monthly bill.
Clarify maintenance and repair responsibilities
The lease should distinguish between the landlord's responsibilities and the tenant's day-to-day obligations.
Tenants are usually expected to look after the property, keep it reasonably clean and report damage or defects promptly. They may also be responsible for damage caused by themselves, members of their household or visitors. Landlords remain responsible for obligations assigned to them by the lease and applicable law, including ensuring that the property is fit for rental when it is handed over.
Do not rely on a verbal understanding about maintenance. If the tenant will be expected to maintain a garden or pool, replace particular items or arrange certain services, this should be recorded in the lease together with any agreed rental concession.
An incoming inspection is equally important. Record the property's condition, photograph existing defects, and ensure that both parties retain a copy of the inspection record. This can help prevent disagreements when the lease ends and the deposit is repaid.
Include the upfront costs in your budget
Affordability is not only about the monthly rent. Before moving in, a tenant may need to cover a deposit, the first month's rent and other disclosed once-off charges.
Ask for a complete written breakdown before committing. You should know:
- The deposit amount and when it must be paid
- Whether any application, credit-check, administration or lease fee applies
- When the first rental payment is due
- What moving or access arrangements the complex requires
- Whether deposits are required for keys, remotes, utilities or pets
Do not pay money until you have verified the property, the person or agency handling the rental, and the account into which payment must be made. Rental scams often rely on urgency, unusually low prices or pressure to pay before a viewing or proper verification.
Read the complex or estate rules
Tenants living in sectional title schemes, apartment buildings and security estates are normally required to follow the property's conduct rules, even though they do not own the unit.
Ask for a copy before signing the lease. Rules may cover:
- Pets
- Noise and quiet hours
- Visitor access
- Parking
- Use of balconies and communal areas
- Refuse disposal
- Moving times and procedures
- Short-term letting or home-based business activity
- A property may suit your budget and location but still be the wrong fit if its rules conflict with your household, pets or lifestyle.
- Do not sign until the details are clear
A lease should remove uncertainty, not create it. Read the full agreement, query vague wording, and make sure that every cost or responsibility discussed with the landlord or agent appears in writing.
Keep a signed copy of the lease, the inspection record, proof of payments, and all supporting schedules or rules. Taking the time to check these details before moving in can protect your budget and reduce the likelihood of disputes later.
Planning to rent a home?
From viewing a property and understanding the lease to inspections, deposits, and moving in, our Leasing 101 Guide takes you through the rental process step by step.
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