Rental inspections in Australia: what to check before you apply

A rental inspection is a required step before you apply for a property — and it is not only your chance to assess the home. The agent is assessing you too. Understanding how an inspection works will help you prepare better and avoid unpleasant surprises.

What is an open inspection?

Unlike inspecting a property you intend to buy (where you can book a private viewing), rentals in Australia usually have a shared open viewing called an open inspection — typically lasting 15–20 minutes, with several people viewing at the same time. The schedule is posted on listing sites such as realestate.com.au.

Some agents ask you to register to attend beforehand through their website or app — this also signals your interest to them. Don’t turn up unannounced if the listing asks you to register.

During an open inspection, arrive on time — agents usually do not stay beyond the advertised window. Introduce yourself briefly to the agent when you arrive: leaving a good impression is part of the process.

Check the inside of the property carefully

Viewing time is short, so have a checklist in mind:

Structure and moisture:

Check the ceiling, wall corners, and the area around windows for signs of mould — this is a common problem in Australia, especially in older or poorly ventilated homes
Water stains on the ceiling can be a sign of leaks
Check for a damp smell in the bedrooms and wardrobes

Appliances and systems:

Turn on the taps to check the water pressure — low pressure can be a daily nuisance
Check the appliances provided: stove, oven, dishwasher, washer/dryer (if any) — ask which ones are included in the lease
Flick light switches on and off to check the electrics
Check the air conditioning: is there any, what type, and does it have heating (important in Melbourne and Canberra)

Storage space:

Homes in Australia often have less built-in storage than in many Asian countries — check the number of cupboards in the bedrooms, kitchen, and hallway
Is there a garage or parking? Dedicated or shared parking?

Safety and security:

Are the locks on the front door and windows secure?
Are there flyscreens on the windows — important in summer when you want to open windows for ventilation
Is a smoke alarm installed — required by law in every state

Assess the surrounding area

Don’t just assess the property — spend a few minutes walking around the neighbourhood:

Public transport: How far is the nearest bus stop or train station? How frequent is the service at peak times? Check on Google Maps or the state transport authority’s app.
Nearby amenities: Supermarket, schools (if you have children), hospital, pharmacy.
Noise and environment: Is the property near a main road, train line, industrial area, or nightclub? If you can, come back in the evening.
Phone reception: Check the signal inside the property — especially important if you work remotely or rely on your phone.

Questions worth asking the agent

Don’t hesitate to ask questions — it is your right:

What is included in the rent? (water, rubbish collection?)
Is the lease fixed-term or periodic?
Are pets allowed? (ask explicitly — the default answer is usually no)
When was the last maintenance carried out?
Is there anything still waiting to be repaired?
Why did the previous tenant move out?

Not every agent will answer fully, but their response also tells you something about how they manage the property.

Take photos and notes

Photograph everything you see — especially anything you are concerned about. Photos with a timestamp are useful if there is a dispute later. Note the address, viewing date, and the standout points of each property — when you view several at once, it is easy to get them mixed up.

An open inspection is not a commitment

You can inspect as many properties as you like without applying. Only apply once you have weighed it up carefully — applying takes time to prepare your documents and also leaves an impression with the agent (applying and then withdrawing can affect your standing with that agency).