What Rental Documents You Need in NSW (And Why They Matter)
- Janice
- May 23
- 3 min read
Updated: May 27
If you're trying to rent a property in Sydney or anywhere in New South Wales, having the right documents ready is essential. A well-prepared rental application increases your chances of being approved, especially in a competitive rental market.
In this guide, we’ll walk through the most important documents needed to apply for a rental property in NSW and explain why each one matters. Whether you're an international student, first-time renter, or someone who’s been rejected before, this article will help you prepare a stronger rental application.
Proof of Identity
Most real estate agents in NSW use the 100-point ID system. This means you’ll need to provide documents that add up to at least 100 points.
Common identity documents include:
Passport (usually 70 points)
Driver’s licence or Photo ID
Medicare card
Birth certificate
Why it matters: Agents need to confirm who you are and that you’re legally able to enter into a tenancy agreement in NSW.
Proof of Income or Employment
Showing that you can afford the rent is one of the most important parts of any rental application.
The most common documents include:
Recent payslips (at least 2–3)
A letter from your employer confirming your job and salary
Bank statements showing regular income
Centrelink income statement (if applicable)
Tax returns (for self-employed applicants)
Why it matters: Agents and landlords want to see that you can afford the rent and have stable income. The general rule is your rent should be no more than 30% of your income.
Rental History or References
If you’ve rented before, it’s important to include documents that prove your reliability as a tenant:
Rental ledger (from your current or previous agent)
Reference from a past property manager or landlord
If you don’t have a rental history, you can include:
Personal references
Character references from employers, teachers, or professionals
Why it matters: A solid rental history shows agents that you pay on time, take care of the property, and follow the rules.
Bank Statements
Bank statements are often requested alongside your income documents to show your financial situation. These should cover at least the last 3 months.
Why it matters: They give agents an idea of your spending habits, savings, and whether you have enough to cover bond and rent in advance.
Supporting Rental Documents (Optional but Helpful)
To strengthen your application, consider including:
Student ID or enrolment letter (for international students)
Visa details or immigration documents
Pet references (if you have a pet)
Utility bills with your name and current address
Why it matters: These extras help paint a clearer picture of your situation - especially helpful if you’re new to the country or have no local rental history.
Tips for a Strong Rental Application in NSW
Organise your documents into one PDF file - agents appreciate clean and easy-to-read applications.
Write a short cover letter explaining who you are and why you’d be a great tenant.
Apply quickly once a property is listed - the market moves fast.
Inspect the property or get someone to attend on your behalf - it shows you’re serious.
Final Thoughts: Be Prepared, Stand Out
In a tight rental market like Sydney, being prepared can make all the difference. Submitting a complete, organised, and honest application gives you a much better chance of being shortlisted. If you're missing some of these documents, are unsure how to structure your application, or have already been rejected, don't worry.
Find My Home helps renters who need extra support, especially those without rental history or local documents. We apply on your behalf and give you the best chance of being approved.
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