Securing a rental property in Australia's Hunter region has become an intensely competitive and confusing process, according to a former property manager who recently experienced the system from the other side.
The Application Maze
The Hunter woman, who wished to remain anonymous, described applying for more than 40 properties before finally securing a rental. Having previously worked as a property manager herself, she found the current system dramatically different from when paper applications were standard.
"When I used to be a property manager, it was all on paper," she said. "Someone had to get an application form, fill it out, pop it in. It wasn't as hard then."
She expressed frustration with the varying processes between different real estate agencies, noting that some require applications through specific apps, others demand applications before viewing properties, and many schedule inspections during business hours only.
Impact on Rental Standards
The former professional noted that intense competition has led to declining standards in rental properties. Despite applying as an employed couple with no children or pets, she encountered poorly maintained homes during inspections.
"You come into houses and I'm not being pedantic: you touch the windows and you can feel the grime on them," she described. "There's dirt over the window sills and fluff and cobwebs everywhere and it's just disheartening because you are treated like a second class citizen."
She added that tenants often hesitate to report issues for fear of losing their hard-won rentals, creating additional financial pressure when moving becomes necessary.
Regulatory Response and Reform
Hunter Tenants Advice and Advocacy Service coordinator Nicole Grgas confirmed these challenges affect many renters across the region. The rise of third-party applications and tenancy management software has created significant barriers for applicants.
"Each agency has a variation on how they process applications and what evidence they require," Ms Grgas explained. "This means that applicants are having to register on multiple third party platforms and navigate individual agency processes."
She noted that currently there is little regulation regarding the application process or the security of information being requested from potential tenants.
Positive developments are underway, however. National Cabinet agreed to a blueprint for renters in 2023, including prescribing a standard rental application form in each state or territory. In NSW, a bill has been introduced to Parliament that would introduce a standard rental application form across the state.
The 2025 Listening to Renters Voices report by the Tenants Union of NSW confirmed these findings, with renters reporting intense competition, particularly in high-demand areas like the Hunter region. Some participants reported being forced to apply for properties before inspection, while others described instances of rent bidding.
Ms Grgas emphasized that for clients with limited IT experience or technology access, "the current processes can be onerous, confusing and out of reach without support." The service supports improved transparency and regulation of the application process to create a fairer system for all renters.
