Moving to South Australia to study is an exciting step, but finding your first rental property can feel unfamiliar — especially when you are dealing with a different rental system, terminology and tenancy laws.
For international students looking for rental accommodation in Adelaide and South Australia, understanding the process before applying can help you avoid unnecessary costs, protect your bond and make the transition into your new home much easier.
Here are the key things to know before renting for the first time.
1. Prepare Your Rental Application Before You Start Searching
South Australia’s rental market can be competitive, so preparing your documents in advance can make the application process easier.
From 1 January 2026, residential landlords and agents in South Australia must use the state’s standard Form A1 rental application when considering prospective tenants. Each prospective tenant who will be named on the lease needs to complete a separate application.
International students should be prepared to provide identification and other information requested through the formal rental application process.
If you are sharing with friends or housemates, make sure you understand who will actually be named on the tenancy agreement rather than assuming everyone living at the property automatically has the same contractual position.
2. Understand the Difference Between Rent and Bond
One of the most important things for international students to understand is that rent and bond are different payments.
Rent is the regular amount you pay to live at the property.
A bond is a security deposit held during the tenancy. In South Australia, residential bonds are lodged with Consumer and Business Services (CBS) and held in trust rather than being available for the landlord to use during the tenancy.
For residential tenancies, the maximum bond is currently:
- Up to 4 weeks’ rent where weekly rent is $800 or less.
- Up to 6 weeks’ rent where weekly rent is more than $800.
At the beginning of a private tenancy, a landlord can generally request up to two weeks’ rent in advance plus the applicable bond.
Example
If your rental property costs $600 per week, you could potentially need:
Bond: up to $2,400
Two weeks’ rent in advance: $1,200
That means you may need around $3,600 upfront, before considering moving costs, furniture, utilities and other living expenses.
This is why international students should budget for more than simply the advertised weekly rent.
3. Make Sure Your Bond Is Properly Lodged
South Australia uses Residential Bonds Online (RBO) to manage rental bonds.
Tenants can use RBO to pay or manage their bond and later request a refund. Real estate agents are required to use RBO when lodging residential bonds.
Keep your bond records and make sure your personal and bank details remain current.
At the end of the tenancy, the bond can generally be returned if there are no legitimate claims relating to matters such as outstanding rent, cleaning or damage beyond what is otherwise accepted.
4. Read the Lease Before Signing
A residential tenancy agreement is a legal contract, so do not sign it without understanding what you are agreeing to.
Check important details including:
- Weekly rent
- Bond
- Lease start and end dates
- Fixed-term or periodic tenancy
- Names of all tenants
- Responsibility for water and utilities
- Pet conditions
- Any special terms
- How rent must be paid
South Australian guidance recommends tenancy agreements be in writing because this makes the terms easier to prove if a dispute occurs. Tenants must receive a copy of the agreement when signing or within 21 days after it has been signed by both parties.
If there is something you do not understand, ask the property manager before signing.
5. Never Skip the Initial Property Inspection Report
This is particularly important for students renting in Australia for the first time.
When you move in, you should receive an inspection sheet recording the condition of the property. Review it carefully and record any existing damage or issues. CBS specifically advises international students to complete their section, return it and retain a copy. Taking photographs of the property, fixtures and fittings can also provide evidence of its original condition.
Take clear photos or videos of things such as:
- Marks on walls
- Carpet stains
- Scratches or damaged flooring
- Cracked tiles
- Existing appliance damage
- Doors and windows
- Bathroom condition
- Kitchen condition
- Outdoor areas
Store these records somewhere safe until your bond has been finalised after you move out.
A few minutes spent documenting the property at the beginning of your tenancy could make a major difference if there is a disagreement later.
6. Don’t Choose a Rental Based on Weekly Rent Alone
A $500-per-week property is not necessarily cheaper overall than a $550-per-week property.
For international students, location and transport costs matter.
Before applying, consider:
- Distance to your university or campus
- Public transport options
- Travel time
- Supermarkets and everyday shopping
- Access to work
- Whether you need a car
- Parking availability
- Utility costs
- Whether the property is furnished or unfurnished
A property closer to university, work and public transport may sometimes provide better overall value even if its advertised weekly rent is slightly higher.
7. Check Whether the Property Is Furnished or Unfurnished
Do not assume your rental will include furniture.
An unfurnished property may require you to purchase beds, desks, chairs, kitchen equipment and other household essentials.
For a student arriving from overseas, these costs can quickly add up.
Before signing a lease, confirm exactly what is included with the property. If it is furnished, check which furniture and appliances form part of the tenancy and document their condition when you move in.
8. Be Careful When Renting With Friends or Housemates
Sharing a rental can significantly reduce living costs, but responsibilities need to be clear.
Before moving in together, discuss:
- How rent will be divided
- How the bond will be divided
- Electricity, gas, internet and water bills
- Cleaning responsibilities
- Shared groceries
- What happens if someone wants to move out early
- Who is named on the lease
South Australia has formal processes for adding or removing parties from a residential bond, so changes to housemates should not simply be handled informally without considering the tenancy and bond arrangements.
9. Know Your Basic Rights as a Tenant
International students have tenancy protections when renting in South Australia.
For example, current South Australian rental reforms limit routine inspections to four per year, with tenants generally receiving 7 to 28 days’ notice before the day of entry. Rent also cannot generally be increased more than once in a 12-month period.
If you are unsure about your rights or responsibilities, Consumer and Business Services provides tenancy information and assistance.
Consumer and Business Services – Renting Rights
10. Protect Yourself From Rental Scams
Students searching for accommodation from overseas can be particularly vulnerable to rental scams.
Be cautious if someone:
- Pressures you to transfer money immediately
- Offers a property at an unusually low price
- Refuses to provide proper rental documentation
- Requests unusual payment methods
- Cannot clearly demonstrate that they are authorised to lease the property
Where possible, deal with an identifiable landlord or licensed real estate agency, verify the property details and avoid sending money simply because someone says there are “many other applicants waiting”.
A Simple Checklist Before Renting in Adelaide
Before signing your first lease, check:
✓ Have I inspected or properly verified the property?
✓ Can I comfortably afford the rent and other living expenses?
✓ Do I understand the bond and upfront costs?
✓ Is my bond being lodged correctly?
✓ Have I read the full tenancy agreement?
✓ Have I completed the property condition report?
✓ Have I taken photos before moving in?
✓ Do I know what furniture and appliances are included?
✓ Do I understand my water and utility responsibilities?
✓ If sharing, do all housemates understand their responsibilities?
Looking for a Rental Property in Adelaide?
Finding your first home in a new country does not need to be complicated.
Whether you are studying in Adelaide for the first time or looking to move closer to university, work or public transport, NICH Real Estate can help you explore available rental properties across Adelaide.
Browse current rental opportunities and find a property that suits your location, lifestyle and budget.
Official Information Sources
For tenancy rules and bond requirements, students should always check current information directly with the South Australian Government and Consumer and Business Services, as rental regulations can change.
SA.GOV.AU – Renting and Letting
Consumer and Business Services SA