Need rent relief? How to ask for a rent reduction (and when)

Asking for a rent reduction in Australia is possible, but it’s most successful when your lease is ending, the property has unresolved issues, or local rental prices have softened. Landlords are not required to agree, but clear evidence, written requests and early communication improve your chances.

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According to Cotality, national rents rose 1.3% in the December 2025 quarter and were up 5.2% over the year. By the end of 2025, the national median weekly rent reached $681, highlighting just how stretched many renters have become. Source: Cotality Quarterly Rental Review, Q4 2025 (released January 2026).

Rent increases have continued to outpace wage growth, meaning many households are spending a larger share of their income just to keep a roof over their head. Source: Australian Bureau of Statistics, Consumer Price Index and Wage Price Index.

With median rent prices continuing to climb and vacancy rates staying painfully low, more Australian tenants are feeling real financial strain. If your circumstances have changed, or your rental property isn’t delivering what you’re paying for, knowing when and how to ask for a rent reduction, and what support options are available, has become increasingly important. This guide explains how to negotiate rent with your landlord or property manager, what rental laws allow, and what to do if rent relief isn’t an option.

A lot of households are stretched thin, even those who’ve never felt like they’ve struggled before. We’re seeing more single parents and younger families struggling to keep up with rising rent and living costs.

Tammy Barton, MyBudget Founder & Director.

Yes, you can ask for a rent reduction in Australia, but a landlord (or rental provider) is not legally required to agree in most situations.

Rent reduction requests are most successful when:

• Your lease is up for renewal
• The rental market conditions have softened locally
• There are unresolved repairs, damage or habitability issues
• The property’s market value no longer matches the rent being charged

Each state and territory has its own tenant laws and local rules under residential tenancy legislation. These laws set out your rights as a tenant and your landlord’s obligations around maintenance, safety and rent increases.

Tenancy laws differ by state and territory

Rental rules are not the same across Australia. Notice periods for rent increases, how often rent can be reviewed, and how repairs must be handled all vary by state and territory. Before requesting a rent reduction, it’s worth checking the guidance provided by your state tenancy authority, such as NSW Fair Trading, Consumer Affairs Victoria or the Residential Tenancies Authority in Queensland, so you understand exactly where you stand.

“I can’t afford my rent” on its own usually isn’t enough. However, rent adjustment may be warranted in the following situations.

The property has habitability or safety issues

If your rental property has maintenance problems or unsafe conditions that affect your ability to live there, you may have grounds to request temporary rent relief or even a permanent rent reduction.

Common examples include:

• A leaking roof, flooding or storm damage
• A broken hot-water system
• Electrical faults or unsafe wiring
• Mould, asbestos or other health risks
• Ongoing property maintenance failures that haven’t been addressed.

Always document:

• Photos and videos of the damage
• Dates of repair requests
• Written communication with your real estate agent or property manager.

Repairs promised but never completed

If your landlord or estate agent agreed to repairs and failed to act within a reasonable period, this can support a reduction in rent request. The stronger your paper trail, the stronger your negotiation position.

Your lease is ending and market rates have shifted

If your lease renewal is approaching, this can be one of the best times to negotiate a rent reduction. While rents remain high, Q4 in 2025 showed growth has slowed in several capitals, including Sydney (4.2% to 2.9%), Perth (8.1% to 5.9%) and Adelaide (6.5% to 3.4%), improving negotiation conditions for some tenants.

Do your research:

• Compare your rent to similar vacant properties nearby
• Check current market rates on real estate sites like realestate.com.au
• Look at median rent data for your suburb with tools like NSW Rent Check
• Note how long comparable properties are staying vacant.

If local rent prices are lower than what you’re paying, you may be able to justify a rent reduction request based on market value.

Before negotiating rent, it helps to understand what landlords are legally required to provide.

In most states and territories, landlords must:

• Maintain the property in a safe and habitable condition
• Carry out urgent repairs within required timeframes
• Ensure essential services such as water, electricity and hot water are working
• Comply with notice periods and rent increase rules set out in tenancy legislation.

If these obligations are not being met, you may have stronger grounds to request temporary rent relief, a reduction in rent, or further action through a tenancy service or tribunal.

There are times when negotiation carries risk, especially in a tight rental market. Cotality data shows national vacancy rates fell to 1.7% by December 2025, down from 2.1% a year earlier, keeping rental competition extremely tight.

Think carefully if:

• Vacancy rates are extremely low in your area
• You are mid-lease with no property issues
• You are not prepared to move if negotiations fail.

Some landlords may respond by declining lease renewal or increasing rent at the end of the agreement. This doesn’t mean you shouldn’t ask, but it’s important to weigh up your priorities before proceeding.

A rent reduction request is different from challenging a rent increase. A rent reduction is usually based on property issues, changes in market value or personal circumstances, while rent increases are governed by strict rules around notice periods, frequency and, in some states, limits on excessive increases.

If you’ve received a rent increase notice and believe it’s unreasonable, you may be able to seek advice or dispute it through your state tenancy authority or tribunal. Understanding this distinction can help you decide the best course of action.

Make your request in writing

All rent reduction requests should be made in writing to your property manager or real estate agent. This creates a clear record of communication and protects both parties.

Your request should:

• Be calm, factual and respectful
• Clearly state the rent reduction you’re seeking
• Explain why it’s reasonable
• Include supporting evidence.

Avoid emotional language or ultimatums. This is a negotiation, not a demand.

Back your request with evidence

Strong applications include:

• Photos of damage or maintenance issues
• Copies of repair requests
• Comparable rental listings
• Market data showing lower rent prices
• Records of previous communication.

If your case relates to financial hardship, focus on facts rather than emotions.

For example, I successfully requested a 12-month rent increase freeze while undergoing chemotherapy and unable to work. I provided medical documentation as evidence and maintained clear, written communication with my landlord throughout the process.

Be prepared to negotiate

Your landlord may:

• Counter with a smaller reduction
• Offer a rent freeze instead
• Request a longer tenancy agreement
• Decline the request entirely.

Continue paying your rent in full while negotiations are underway unless otherwise agreed in writing.

Get any agreement in writing

If a rent reduction or temporary rent relief is approved:

• Keep all emails and documents
• Ensure the rent adjustment is reflected in your tenancy agreement
• Confirm whether the change is temporary or permanent.

This avoids disputes later, including issues that could end up at a tribunal.

If you’re under genuine financial strain and struggling to keep up with rent, early communication is critical.

Talk to your landlord or property manager early

Start by speaking with your landlord or property manager as soon as possible. In some cases, they may be open to short-term solutions such as a payment plan or temporary rent relief, particularly if you have a strong rental history.

Check what financial support you can access

You may be able to access additional support, including emergency assistance or Centrelink Rent Assistance, which can help ease pressure while you get back on your feet.

Using Centrelink to help manage rent

If you receive a Centrelink benefit, check whether you’re eligible for Rent Assistance, which is designed to help make rent more affordable for people on lower incomes. Some tenants may also choose to have rent paid directly from their Centrelink payment using Centrepay, provided their landlord or real estate agent is registered.

Consider a Centrelink advance carefully

In certain situations, a Centrelink advance payment may be available. This is an interest-free advance on your benefit that’s repaid through smaller fortnightly deductions. While it can help cover overdue rent in the short term, it’s important to make sure you can still afford your ongoing rent while repayments are taken from your payment.

Get tenancy advice before rent falls into arrears

If the situation starts to feel unmanageable, seek advice early before rent falls into arrears. State and territory government websites list available concessions, rebates, grants and cost-of-living support, and services such as your local Tenancy Advice Hotline or state tenancy service can help explain your rights under local rental laws.

Uur guide to building an emergency fund can help you put money aside for unexpected costs, such as medical bills or urgent repairs, so rent doesn’t fall into arrears.

Breaking a lease due to financial hardship is usually a last resort.

Potential costs include:

• Letting fees
• Advertising costs
• Rent until a new tenant is found.

In some cases, exemptions may apply, particularly where there are unsafe conditions or severe hardship. Always seek independent tenancy advice before making this decision.

Rent should always be a top financial priority. If you’re falling behind, a clear budget can help you regain control and reduce stress.

A realistic budget can help you:

• Reorder financial priorities
• Reduce discretionary spending
• Build buffers for irregular expenses
• Plan ahead for rent, bills and essentials.

If you’re experiencing rental stress and unsure what to prioritise, our expert Money Coaches can help you create a clear, realistic plan. Your free appointment is obligation‑free and focused on practical next steps.

You can also download our free Personal Budget Template to get a clear picture of your income, expenses and financial priorities.

The right Money Tools can make it easier to see where your money is going and identify small changes that help protect your tenancy.

If your rent increase is recent or temporary, consider short-term ways to boost cash flow:

• Share housing arrangements
• Starting a side hustle
• Selling unused items on Marketplace
• Temporary overtime or contract work.

Even small amounts can help you get through a tough period while you regroup.

We know how stressful rising rent can be. For more than 25 years, MyBudget has helped over 130,000 Australians get ahead with their finances and eliminate financial stress, and we’re here to help you get back on track too.

We offer a free, no‑obligation appointment where you’ll receive a personalised budget that gives you clear visibility over your income, expenses and financial priorities, and it’s yours to keep.

Call 1300 300 922 or enquire online to book your free appointment today.