Paying just to apply for a rental? Check these NSW rules first
Background-check fees are not a normal moving cost in NSW. Here’s what renters can be charged, what to question and how to get help.
Edition · First published · Latest source review
Finding a home is stressful enough without paying extra just to be considered. If you’re a student or graduate applying for a NSW rental, check the fee before reaching for your card. These are existing protections, not a new nationwide announcement. NSW expressly prohibited charges such as background checks and agreement preparation from 31 October 2024. NSW rental reform timeline
Who this is for: NSW residential tenancy application fees; accommodation coverage varies.
Know which rules cover you
This guide concerns NSW residential tenancies, including private tenants and sub-tenants with a written tenancy agreement. Boarders and lodgers are excluded from these tenancy laws. If you’re booking student accommodation or a room, check your arrangement rather than assuming every rental rule applies. Interstate renters should check their own state or territory’s guidance. Who NSW tenancy laws cover
Separate legitimate costs from extra fees
Under NSW Fair Trading’s guidance, you may be asked for:
- A bond of up to four weeks’ rent.
- Up to two weeks’ rent in advance.
- A holding fee of up to one week’s rent, but only after your application is approved. It goes towards rent if you sign. If you pull out, you may lose it, subject to exceptions.
- A lease-registration fee for a fixed-term agreement of three years or more.
You must not be charged for a background check, a property inspection, preparing the tenancy agreement or the initial keys. A separate pet bond is also prohibited. Keep receipts for payments you make. Permitted and prohibited starting costs
What to do before paying
Ask for an itemised explanation in writing. A useful message is: “Please explain what this charge covers and the basis for requesting it under NSW tenancy rules.”
Save the listing, payment screen, messages and receipt. If you’ve already paid a questionable fee, write to the agent or landlord requesting an explanation and, where appropriate, a refund. If you cannot resolve it, contact NSW Fair Trading on 13 32 20 or use its tenancy complaints service. A refund is not guaranteed.
General information, original draft check: 24 October 2026. This is not individual legal advice; your accommodation arrangement matters.
Photo: Pavel Danilyuk / Pexels. Illustrative stock photo, not a reported rental or endorsement. Photo source · Free reuse licence
Alt text: One person passes a ring of keys into another person’s open hand across a desk.