Call for free independent agent advice
Compare property managers near you and see who can maximise your income.
Home › Property Management › How to Rent Out Your Property
Renting out your property can be a rewarding way to create ongoing income, but it also comes with rules, responsibilities, and preparation. Whether you plan to manage the process yourself or hire a professional property manager, understanding each step will help you avoid costly mistakes and attract reliable tenants.
This guide explains everything you need to know from preparing your home for rent, marketing it effectively, signing the tenancy agreement, and managing tenants during the lease. If you’re a first-time landlord, don’t worry, we’ll break it down in simple terms so you feel confident about renting out your home.
Key Takeaways Preparing your property well attracts quality tenants and higher rent. Marketing with great photos and listings maximises tenant interest. You must complete legal documents before a tenant can move in. Managing a rental requires following state laws for inspections, rent, and disputes. Property managers can save time, reduce stress, and ensure compliance.
Key Takeaways
Next Step: Before you rush into cleaning, repairs, or advertising, the smartest step is to compare local property managers. Why? Because the right property manager can save you time, stress, and money by guiding you through the process from the very beginning.
Getting your property ready for rent is more than just ticking a few boxes – it’s about creating a home where someone else can picture themselves living happily. The way you prepare your property will directly affect how many enquiries you get, the type of tenants you attract, and even how much rent you can charge.
Think about it from a tenant’s perspective. Would you pay top rent to move into a place with peeling paint, a leaky tap, or a dusty old carpet? Probably not. Just like buyers, tenants want a property that feels fresh, safe, and cared for. When they walk through the door, they’re asking themselves, “Can I see myself living here?” If the answer is yes, you’ve already done half the job.
A well-prepared property offers three huge benefits for landlords:
Here’s how to approach preparation in a step-by-step way that feels manageable:
Start by walking through your property with fresh eyes. Pretend you’re the one moving in. Notice the little things: the squeaky door, the broken flyscreen, the lightbulb that hasn’t worked for months. These small issues can create a big impression on tenants.
A good tip is to invite a trusted friend or family member over, someone who will be honest. Ask them: “If you were renting this place, what would put you off?” Sometimes it’s the things we’ve lived with for years that stand out to someone new.
Check around your home for anything in need of repair. You may have lived with these happily, intending to fix them one day, but a tenant will look elsewhere if they notice broken fittings around the home.
Some common problems include:
Before looks and styling come into play, tenants want reassurance that the home is safe and functional. This means:
If something could cause an injury or inconvenience, fix it now. Not only does this protect your tenants, but it also protects you from liability.
Cleanliness is one of the first things tenants notice. Nobody wants to move into a dirty home, and a simple spring clean can dramatically change the atmosphere. Go beyond surface cleaning – think about:
One big question landlords face is what to leave in the property. At minimum, tenants expect working appliances like an oven, cooktop, and hot water system. But you may also consider leaving extras like a dishwasher, washing machine, or even a fridge.
These inclusions can make your property more attractive, but only if they’re modern, clean, and reliable. Outdated or faulty appliances can have the opposite effect, leading to complaints and repair costs.
Tip: Think carefully before offering a fully furnished rental. While it may suit students or professionals on short leases, it can also limit your tenant pool.
Once the repairs and deep cleaning are done, add finishing touches. This doesn’t mean spending thousands on styling, but small, thoughtful details go a long way. For example:
And importantly, declutter. Tenants want to picture themselves living in the home, not feel like they’re stepping into someone else’s. Clear benchtops, empty cupboards, and neutral décor give them that blank canvas.
After completing any maintenance and spring cleaning your home, it should be looking quite presentable. Add your final touches, like some brightly coloured cushions, rugs or flowers and, above all, remove any clutter.
Finally, don’t forget about landlord insurance. Even with the best tenants, unexpected things can happen: rent arrears, accidental damage, or natural disasters. Preparing your property isn’t just about presentation, it’s also about protecting your financial future.
Tenants want to see the home’s potential and imagine themselves living in it
Now that your home is ready, you will be more prepared to rent out your property to potential tenants.
NOTE: Protect your property and hard work with landlords insurance.
Homeowners often wonder whether it’s worth marketing their property when they decide to rent it out. Afterall, most potential tenants search online for a property, so it should be easy to find the perfect tenant, right? Not exactly.
Just like preparing your home for rent, marketing can:
You can create a basic marketing plan yourself, but it’s often helpful to use a professional. A real estate agent can achieve better results through a targeted marketing strategy.
A well-presented home is meaningless if the property photos don’t do it justice. Photos should:
Avoid using photos that make your home look dark, smaller than it is, or in better condition than it actually is. Tenants will either be put off from the photos or disappointed when they visit.
You can take photos yourself with a smartphone or camera, but professional photos often entice more potential tenants by showcasing the potential of your home. Check out our article, Real Estate Photography Costs: 2025 Price List, to see if it’s worth it for you.
Be sure to list your property on all the major property sites, like:
These are the first places potential tenants look for rental properties, so it’s well worth listing. You can purchase packages to list and write your own listing, but it is often easier and beneficial to use a property manager.
A property manager has experience writing listings that entice potential tenants to view the property and can even help you with how to present your home.
Listing your home online is essential in today’s digital era, but you can advertise in other ways to increase awareness. Why not try:
A professional real estate agent can offer a comprehensive marketing plan to help get your property noticed by the right tenants.
An effective marketing campaign will maximise your pool of potential tenants, allowing you to choose from the best. That way, you are able to get the best value for your property, while renting to a quality tenant who will look after your home.
Once potential tenants show interest in your property, you need to organise one or multiple open for inspections. It’s a good idea to do a few of these if you have a lot of interest because you don’t want your home to become overcrowded. After all, you want potential tenants to see the potential of your home.
While avoiding overcrowding, be sure to create a competitive environment so you get plenty of potential tenants to choose from.
As a landlord, you will need to follow strict laws and guidelines in Australia. The first step is to check the rental laws in your state because they differ between states. Click on your state to read more:
Generally, you will need to submit three rental documents before the tenancy can start. These include the residential tenancy agreement, the entry condition report and the bond lodgement.
This agreement is essentially a contract between you and your tenant. It details the type of lease and the lease conditions. You can usually choose between three types of leases:
Both you and the tenant will complete the condition report. First, you detail the state of repair and condition of the property and then the tenant checks this and adds anything additional. Be sure to take dated photos to support your condition report.
The entry condition report and photos can be used as evidence if there is a dispute at the end of the tenancy.
The tenant pays a bond, which must be submitted with the bond form to the Residential Tenancies Bond Authority in your state. The bond is refunded at the end of the tenancy, unless the tenant owes rent or must pay for damage to the property.
Once you find the right tenant, it’s time to look at property management. Although the property belongs to you, it’s important that tenants feel that it’s their home. For this reason, both you and the tenant must follow the correct processes during the tenancy.
Be sure to check the processes in your state, as they may differ slightly.
Property management generally includes the following:
Once the tenancy starts, you won’t be able to go into the property without following the right process. Entry times are usually during specific times of the day and you must give written notice within the notice period.
For example, in Queensland, landlords must give 7 days notice for quarterly house inspections and 24 hours notice for maintenance and repairs.
Some reasons you may need entry to the property are:
You can download any necessary forms from the state residential tenancy authority.
The tenancy agreement states how much rent should be paid and how. You can decrease or increase the rent during the tenancy, but you must follow the relevant state rules. Your state residential tenancy authority provides information on what to do if your tenant doesn’t pay the rent.
If the tenant pays for utilities, this should also be specified in the tenancy agreement.
Changes during the tenancy can include:
CASE STUDY For example, two friends move into a rental and sign a tenancy agreement. They pay half of the bond each and are both on the lease. Part way through the tenancy, they decide to share with yet another friend, who also wants to be on the lease. The landlord needs to amend the tenancy agreement and change the bond lodgement, splitting it between three instead of two.
CASE STUDY
For example, two friends move into a rental and sign a tenancy agreement. They pay half of the bond each and are both on the lease.
Part way through the tenancy, they decide to share with yet another friend, who also wants to be on the lease. The landlord needs to amend the tenancy agreement and change the bond lodgement, splitting it between three instead of two.
There are rules and processes to follow to manage these types of tenancy changes, which can be found on your state residential tenancy authority website.
Many tenancies are problem-free, but breaches can occur, including:
You may also face domestic violence situations or squatters.
The state residential tenancy authority can guide you through these situations, but it cis often worth engaging a property manager to manage your rental for you.
If you have the time, it’s possible to manage your property yourself. However, an experienced property manager can make renting out your property hassle-free, letting you earn money in rent without any added stress.
Not at all. Most tenants are looking for a clean, functional, and safe property – not necessarily a brand-new one. A full renovation is rarely necessary. Instead, focus on fixing small maintenance issues, giving it a deep clean, and making it look inviting. Even fresh paint and tidy gardens can make a huge difference.
The property should be professionally cleaned to a standard that you’d expect if you were moving in yourself. This means carpets steamed, windows washed, bathrooms and kitchens spotless, and outdoor areas tidy. The condition you hand over sets the standard for how tenants must return the property when they leave.
This is up to you. Many rentals don’t come with extra appliances, but including them can make your property more appealing especially for young professionals and students. Just make sure anything you leave behind is modern, reliable, and in good working order. Old appliances that constantly break down can cause frustration for both you and the tenant.
Yes, in most cases it’s well worth it. A professional cleaner will do a more thorough job than a quick DIY clean. It also sets a “baseline standard” meaning tenants must return the property in the same clean condition when they leave. This can save you stress and disputes at the end of the tenancy.
This depends on the current condition of your property. A basic preparation (deep clean, garden tidy, minor repairs) might cost $500–$1,500. If you want to go further with new paint, carpets, or professional styling, it could cost $2,000–$5,000. Think of it as an investment, good preparation usually pays for itself with higher rent and quicker tenant placement.
Reach out to one of our knowledgeable team members below.
