How to find long-term rentals

Quick answer: To find long-term rentals in Australia, decide what is non-negotiable, set up saved searches with Homely Alerts, and then shortlist properties into Homely Collections. The next step once you’ve found something you like is to inspect early, present a complete application, and consider negotiating a longer lease for a small rent reduction. Understand your rights and obligations so you can secure a home with confidence.

Chasing a place that feels like yours for more than a few months can be stressful, especially in a tight market. This guide walks you through the important details around securing a long-term rental and understanding exactly what the details of that agreement may include. We keep it practical and clear so you can get the keys sooner.

What defines long term rent?

In Australia, “long-term property rental” usually means either:

• A fixed-term lease of 12 months or more, often renewed at the end of the term.
• A periodic tenancy that continues month to month after an initial fixed term, with notice required to end it.

Plenty of renters prefer a 12-24 month long-term lease for stability, whilst other households choose a periodic arrangement after a fixed term because it offers more flexibility. The lease agreement outlines rent, responsibilities, property inspections, and how to end the tenancy. There is no single specific length that legally defines “long term”, but most Australians will refer to a year or more as a long-term property rental.

How long is a long term rental agreement?

Common fixed terms are 6, 12, 18 or 24 months, with a year being the standard sweet spot for both renters and owners. Longer terms can be negotiated, particularly if you can show strong references, reliable income, and a plan to care for the home over time.

Why do landlords prefer long term tenants?

Many owners do prefer longer leases for a few simple reasons:

• Lower vacancy risk and fewer advertising periods, which means steadier income.
• Lower turnover costs like cleaning, re-letting fees, and time spent on new applications.
• House care often improves with continuity. People tend to treat a place like home when they know they will be there for a while.
• Predictability. Budgeting is easier when the rent is set and the same money lands on the same day each month.

There can be many reasons, like the ones listed above, that a landlord may favour a longer lease term, but what’s important is the tenant having good communication and fitting in well with the home. The trade-off is a little less flexibility if market conditions change, but many owners will accept a modest rent reduction in exchange for 18 to 24 months of certainty.

How much notice must a landlord give a long term tenant?

It depends on your state or territory and on why the landlord is giving notice. There are different rules for:

• Ending a tenancy at the end of a fixed term or during a periodic tenancy with a valid reason in the local law.
• Ending because of a breach like unpaid rent or serious damage.
• Access for property inspections, repairs, open homes, or valuations.

As a general guide across Australia, notice periods for ending a tenancy typically range from 14 days for some breaches to around 60 to 90 days for certain lawful end-of-agreement scenarios and may be longer for specific reasons. Routine entry for property inspections usually requires written notice well in advance and must be at reasonable times that don’t disrupt the current tenant’s livelihood. Always check your state or territory authority for the exact timeframes, forms and reasons that apply to your lease.

Where to find long-term house rentals?

Long-term rentals are advertised in a few main places. To find a rental efficiently, combine these tactics:

1. Real estate portals. Search daily, filter by suburb, budget, bedrooms and property type. Save your search and activate Homely Alerts so you hear about listings as soon as they go live.
2. Planning tools. Use Homely Collections to save and compare properties in one place and collaborate with a partner, flatmates, or family by sharing the collection with them.
3. Local knowledge. Read local street and suburb reviews to understand noise, traffic, parks, schools, and community feel.
4. Online marketplaces and social media. Community groups can surface off-market rentals, granny flats, or secondary dwellings. Be cautious, avoid upfront payments to private advertisers, and insist on a written lease.
5. Local property managers. Call or drop into agencies in your target suburbs. Introduce yourself, share your application folder, and ask to be contacted about upcoming long-term lease opportunities.
6. Employer networks. Larger employers, universities, and hospitals sometimes maintain lists of upcoming long-term property rental options for staff and relocations.

How to find cheap long term accommodation?

Affordability improves when you widen the search and negotiate smartly. Below are some options you may be able to try:

• Expand the map. Look a few train stops further out or just over a council boundary where competition eases.
• Search older stock. Well-kept, older apartments often rent for less than brand new buildings.
• Consider house shares or multi-generational living. Two incomes or more can stretch further in a bigger home.
• Offer a longer lease. Propose 18 to 24 months at a slightly lower rent. Owners may accept a fair discount for reliability.
• Time your move. Apply midweek and outside peak moving periods where possible.
• Look for secondary dwellings. Granny flats, studios, or over-garage apartments can be cheaper.
• Stay inspection-ready. Have ID, payslips, references, and your application ready to submit on the spot.

How to find tiny homes long term rentals?

Tiny homes are growing in popularity. For a long-term lease, consider:

• Use the right keywords when you search. For example: “tiny house”, “studio cabin”, “granny flat”, “bungalow”, “secondary dwelling”, or “land lease community”.
• Regional options. Lifestyle regions often have cabins or park homes available for longer terms.
• Annual sites in holiday parks. Some parks offer longer stays on designated sites, subject to local rules and site agreements.
• Council rules. Permanent occupation of tiny homes on private land can be regulated. Confirm approvals and written lease terms that match a long-term arrangement.
• Check utilities and insurance. Clarify electricity, water, gas, internet, and contents insurance before you sign.

What is the difference between a short term and long term property rental?

Short-term rentals usually mean furnished, flexible stays measured in days to a few months, often with higher weekly rates and fewer protections under residential tenancy laws. Long-term rentals are residential tenancies with a written lease, standard bond rules and clear rights and responsibilities for both parties.

• Length: Short term is from a number of days to a handful of months. Long term is typically 12 months or more or an ongoing periodic tenancy.
• Price: Long-term house or apartment rentals usually have lower weekly rates than short stays of similar quality.
• Furnishings: Short term is often fully furnished. Long term may be unfurnished or partly furnished.
• Protections: Long-term leases are covered by state and territory residential tenancy laws, which set rules for rental bond, entry, repairs, and rent increases. Short stays may fall under different frameworks.
• Property inspections: Routine inspections occur a limited number of times per year in long-term tenancies and require proper notice. Short-stay hosts generally do not conduct routine inspections during your stay.

What are some of the cons of long term rentals?

Long-term rentals are stable and often better value, but they can have downsides:

• Less flexibility. Breaking a fixed-term lease can involve additional costs or a break fee.
• Market movement. If rents fall, you are locked at your agreed rate until review or renewal.
• Responsibility. You are responsible for day-to-day care and returning the property at the end in fair condition.

What are the rights of long-term tenants?

While details differ by state and territory, long-term tenants generally have the right to:

• Quiet enjoyment of the property without interference.
• Repairs and maintenance within reasonable timeframes, including urgent repairs.
• Proper notice for entry for inspections, valuations, open homes or repairs.
• Transparency on rent increases, including written notice and limits on frequency.
• Bond protection through the state or territory bond authority, with clear processes for claims and refunds.

Keep copies of your lease, condition report, ledgers, emails and any repair requests. Document everything with dates and photos. If a dispute arises, good records help resolve issues quickly and can help back any claims.

Are long-term rentals pet-friendly?

Pet rules are evolving across Australia. In some states, renters can keep a pet with written consent that cannot be unreasonably refused. In others, new rules make it easier to request a pet. Strata by-laws can still set conditions about pet behaviour and nuisance. Always:

• Ask in writing and include details about your pet, training, and references.
• Offer reasonable terms like professional flea treatment at the end of the tenancy.
• Understand that genuine concerns about property damage or unsuitable animals can be grounds for refusal.

If you want to be certain about the property being accepting of your furry, scaly, or feathered friends, some agents will select the ‘Pet Friendly’ filter on Homely to confirm the home is pet appropriate.

Are long-term leases a good investment?

From an investor’s point of view, a long-term lease can be attractive because it reduces vacancy, advertising costs and administrative churn. Cash flow becomes more predictable and the home often benefits from a stable household that cares for it. The trade off is reduced flexibility to reset the rent to market during the fixed period. Many investors manage this by setting fair annual rent reviews where allowed and communicating clearly with the tenant about maintenance and expectations.

How can a tenant end a long term rental contract?

There are a few common pathways:

• End of fixed term: Provide the required notice if you are moving out at the end of the agreement.
• Periodic tenancy: Give the required written notice, then vacate on the agreed date.
• Early termination: If you need to leave during a fixed term, you may have to pay a break fee or reasonable re-letting costs, unless a specific ground for early termination applies in your state or territory. Talk to the agent early, return keys on time, and keep everything in writing.
• Special circumstances: Family or domestic violence provisions, uninhabitable premises or other defined circumstances may allow early termination without penalty, subject to the rules in your jurisdiction.

Always check the correct form of notice, how it must be delivered, and any fees or compensation that may apply. If you are on good terms with the owner and agent, reasonable solutions can often be negotiated, especially if you help by being flexible with access to re-let the property.

Tips to rent through an agent

Property managers assess many applications in a short time. Make yours easy to approve.

1. Get inspection-ready. Have photo ID, payslips, employment letter, rental ledger, references, and pet details prepared before you attend the first open.
2. Present a complete application. Incomplete files are the number one reason tenants miss out. Attach everything up front and double check phone numbers for referees.
3. Tell a clear story. Include a short cover note explaining why you want the property, how long you intend to stay, and how you will care for it. Mention any useful skills like gardening or pool care if relevant.
4. Be responsive. Answer phone calls and emails quickly. If the agent requests extra documents, supply them the same day.
5. Offer fair terms. If you want a longer lease, propose it with sensible rent. Some owners will accept a slightly lower rate for 18 to 24 months of certainty.
6. Plan your handover. Confirm key collection, utilities, and your moving date early. Ask how routine property inspections are scheduled so there are no surprises.
7. Use Homely tools. Save shortlists in Homely Collections, set Homely Alerts for new matches, and research the neighbourhood with real street and suburb reviews.

Key takeaways

• Long term usually means a 12 month fixed term or an ongoing periodic tenancy after a fixed term ends.
• Landlords often prefer longer leases for lower vacancy and better house care. Certainty can be worth a small rent trade off.
• Notice periods and entry rules vary by state and by reason. Get the correct form, timeframe and process for your area.
• To find a rental faster, combine saved searches, proactive agent contact, and a complete application ready to submit.
• To save money, widen your area, consider older stock or secondary dwellings, and negotiate a longer lease for a fair discount.
• Know your rights on bond, repairs, rent increases and inspections. Keep great records and communicate early.

Ready to find your next place? Set up Homely Alerts, build your shortlist with Homely Collections, and explore local life through real street and suburb reviews. If you want help navigating the local market, reach out to trusted agents in your area and let them know the kind of long-term lease you have in mind.

Helpful sources to check for exact rules in your state

• • NSW Fair Trading: minimum notice periods
  • NSW Fair Trading: breaking a fixed term early
  • NSW: pets in rentals
  • Consumer Affairs Victoria: notice to vacate
  • Consumer Affairs Victoria: pets in rentals
  • Consumer Affairs Victoria: breaking a rental agreement
  • Queensland RTA: notice periods for ending a tenancy