If you're planning a trip over summer, and you rent, you might be thinking about subletting to friends, family or even a stranger.
With cost-of-living pressures rising, it's one way you can cover your housing costs while you're away.
One my colleagues at the ABC, Jared Richards, subleased his Sydney apartment for the summer holidays last year. He's looking to do it again this year.
"Subletting for me mostly comes down to one need: money," he says.
"While I budget my rent into holidays, there's obviously more to spend if someone else is covering it (whether part or all).
"I also just like someone being in my apartment, both to look after my plants/for security reasons – I don't like the idea of leaving it lifeless."
You'll likely need to ask your landlord for permission
Leo Patterson Ross is the chief executive officer of the Tenants' Union of NSW. He says there are several issues renters should consider before subletting their home over the holidays.
"The main consideration is whether you are going to be absent or will stay in the property," he says.
"If you won't be there, then you'll likely have to check your tenancy agreement [to see if you're able to sublet the property].
"Generally, you'll have to seek permission to sublet — and courts have found that even a quite short Airbnb arrangement can count as subletting if the occupier of the home isn't present."
Besides your lease agreement, your state or territory government may set out rules for subletting properties.
In New South Wales, there is a code of conduct for short-term rental accommodation, which sets out a range of obligations for hosts, including registering the premises even if it's for a one-off.
In Victoria, a renter must ask for written permission from their rental provider to sub-let — but rental providers must give permission "unless there is a good reason not to".
Should you sublet to strangers?
Jared only wants to sublet his apartment to people he can trust — ideally friends or friends of friends — as that way he can be reasonably sure they'll look after the place.
This means he doesn't use options such as Airbnb and holiday letting sites.
"Since renting my own apartment, I've exclusively subletted via Instagram stories: it's not that I have thousands of friends, but it so far has tended to align with someone I know moving, being in-between places, or visiting Sydney for work," he says.
"Facebook groups can be a little intense, with people pretty desperate for a room, whereas Instagram tends to be friends and friends-of-friends."
Jared says the experience has only been positive, with the only hurdle being that one time his washing machine stopped working, and he had to organise a repair person while on holidays overseas.
"I've known all my subletters, so there's a degree of trust there. I'm sure I'd be slightly more nervous if a stranger came in," he says.
What about strata by-laws?
As long as you plan to continue living in the premises, strata by-laws in New South Wales have very little power to stop holiday letting, Mr Patterson Ross says.
"If you aren't planning to be there then strata and landlords do not have to be reasonable about giving you permission," he says.
"However, if your landlord or agent is being unreasonable about granting permission while you are planning to stay in the premises then you can consider a complaint to NSW Fair Trading or an application to the NSW Civil and Administrative Tribunal — though it may be the end of summer before you have a clear result."
Again, the rules may be different depending on the laws in your state or territory and your lease agreement.
Regardless of the law, you might want to also think about your neighbours and whether they will be happy with your subletting.
Put things in writing — and prepare for things to go wrong
"Renters should also be aware that they will be responsible to the landlord for any damage or other breaches that happen while they're away," Mr Patterson Ross says.
"Holiday letting sites may offer some support but may be limited."
An agreement in writing can help avoid any potential confusion, Mr Patterson Ross says, especially if you're subletting to a stranger.
Jared's advice is to not be too precious — and prepare for a few things to go wrong.
"I would say that you do have to accept that a plant could die, your favourite mug might smash and whatever else," he says.
"Accidents happen. I've always told subletters not to worry too much about it, but I'm also quite clumsy, so broken kitchenware and the like are a part of my life."
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