Renting Out a Rooming House: Tackling the ‘Big 4’

The simple steps that make rooming house management easier, safer, and more predictable.

Getting the Basics Right with the ‘Big 4’

Running a rooming house or renting out rooms individually can be a great way to maximise your investment, especially if you’re comfortable being a more hands-on landlord. Many owners choose to self-manage because they want more control, clearer communication, and a closer understanding of what’s happening in their property.

And while rooming houses can have a few extra rules compared to a standard rental, it’s not as complicated as it looks. Once you get the core pieces right, everything else falls into place much more smoothly.

Every state and territory has its own rules around agreements, bonds, and minimum standards, but the same four essentials apply everywhere. Think of these as the foundation of a well-run rooming house and the best way to set yourself and your residents up for success.

RentBetter also builds these steps directly into the platform, so you don’t have to chase forms or worry about missing anything. ‍

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What Are the Minimum Standards for a Rooming House?

Rooming houses come with a few extra responsibilities compared to a standard rental, mainly because you’re managing multiple residents who share facilities. The good news? Most of these minimum standards are simple, practical, and designed to keep everyone safe and comfortable.

While the exact requirements differ slightly between states, the same core themes appear everywhere. Think of these as the non-negotiables that help you run your property professionally and protect both you and your residents.

Here are the key minimum standards every rooming house should meet:

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Safety and Security

Residents must have a secure, private room with a functioning lock. Common areas and entry points also need to be kept safe, well-lit, and properly maintained. Owners typically must install working smoke alarms, maintain clear exits, and comply with fire safety requirements specific to rooming houses.

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Clean, Usable Shared Facilities

Because multiple people share kitchens, bathrooms, and common areas, these spaces must meet a minimum level of cleanliness, functionality, and hygiene. This includes things like working appliances, hot water, proper ventilation, and adequate waste disposal.

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Proper Heating, Ventilation and Utilities

Each resident’s room needs to be comfortable and liveable. Heating must be safe and in good working order, and all rooms should have sufficient ventilation. Utilities such as water, electricity, and cooking facilities must be in reasonable working condition at all times.

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Well-maintained Condition and Repairs

You’re expected to keep the property in good repair, respond to maintenance issues promptly, and ensure that health and safety standards are met. This includes both the rooms themselves and any shared or outdoor areas.

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What Are the ‘Big 4’ I Need to Manage in a Rooming House?

Once you have the minimum standards in place, the next step is getting the core paperwork right. These “Big 4” items show up in every state and territory (even though the names might differ slightly), and together they form the backbone of a smooth, compliant rooming house setup.

Think of this as your starter kit: the essentials that help protect you, set clear expectations for residents, and avoid messy disputes later on. Here’s what you need to have lined up:

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1. Resident Information Guide

This is the welcome pack for your rooming house. It explains how things work, sets expectations for shared spaces, and outlines everyone’s responsibilities. Each state has its own version, but the purpose is always the same: help residents understand the basics before signing anything.

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2. Rooming House or Residency Agreement

This is your formal written agreement with each resident. It covers payment terms, house rules, shared facilities, notice periods, and general expectations. Whether it’s called a residency agreement, rooming accommodation agreement, or occupancy agreement, it’s still the document that keeps everything clear and above board.

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3. Bond (Security Deposit)

A bond offers protection if property damage or unpaid rent becomes an issue. In most states, bonds need to be lodged with the relevant government authority but there are a few exceptions where landlords may hold the funds in trust. The key is to follow your state’s process so everything stays compliant.

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4. Condition Report

This is one of your best tools for avoiding disagreements later on. A condition report captures the state of the resident’s room and all shared facilities upon arrival. If anything needs fixing at the end of the residency, you’ve got an accurate point of comparison.

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Where Do I Find the Right Forms for my State or Territory?

Every state has its own set of forms, guides, and processes for rooming houses or rooming-style accommodation. The names differ slightly, but the structure is always the same: a guide, an agreement, a bond process, and a condition report.

Here’s a simple breakdown to help you find exactly what you need.

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Victoria (VIC)

Victoria has one of the clearest and most detailed rooming house frameworks, including registration, minimum standards, and specific forms.

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Queensland (QLD)

Rooming accommodation is covered under its own section of the RTRA Act.

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South Australia (SA)

Rooming and shared accommodation often fall under general tenancy rules.

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Western Australia (WA)

Rooming-style arrangements may be covered under tenancy law depending on the setup.

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Tasmania (TAS)

Boarding and shared accommodation can fall under standard tenancy requirements.

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Australian Capital Territory (ACT)

The ACT uses occupancy agreements for many rooming and shared accommodation arrangements.

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New South Wales (NSW)

Boarding houses and rooming setups fall under the Boarding Houses Act, with some using occupancy agreements.

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Northern Territory (NT)

Rooming or boarding arrangements are more flexible and may fall outside full tenancy law, depending on the setup.

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How Can I Manage the Big 4 For My Rooming House Easily?

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Managing a rooming house doesn’t need to be complicated, especially when everything sits in one place. With RentBetter, you can advertise individual rooms on major sites, send residency agreements digitally, manage bonds, and complete condition reports for rooms and shared areas without any paperwork.

With the right tools, you can run your rooming house professionally while keeping things simple, transparent, and stress-free for everyone involved.

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Get started with RentBetter today. Book a free demo or create your account to see how easy self-management can be.

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