You’ve applied for six places. Rejected every time. Then a friendly agent lets slip: your old property manager isn’t returning reference calls. Or worse, they’re saying you were “difficult.”
This is dirty, and it happens more than you’d think. Usually it’s payback for a bond dispute or a repair complaint. Here’s what you can do about it.
Are they required to give a reference?
Strictly, no. There is no law that forces an agent to write you a reference. But there are laws that stop them from lying about you, from blacklisting you unfairly, and from treating you differently because you stood up for your rights.
What they cannot do
- Make false statements. Saying you damaged the property or missed rent when you didn’t is defamation. Agents are licensed professionals and can be reported to Fair Trading, Consumer Affairs or the licensing body in their state.
- List you on a tenancy database unfairly. Databases like TICA and NTD are strictly regulated. In New South Wales, Victoria, Queensland and most states, you can only be listed if you owe more than the bond or a tribunal has made an order against you. They must notify you first and you can dispute it.
- Retaliate for a tribunal claim. Punishing you for lodging a bond claim or going to the tribunal is retaliatory conduct.
- Refuse to confirm basic facts. Most agents will confirm at minimum the dates of your tenancy and that rent was paid. Refusing even that, to a specific applicant, looks like deliberate sabotage.
Ready to put it in writing?
Answer 3 quick questions to check you have the details your document needs, and see your next step.
1. Who is this about?
2. How much is at stake?
3. Do you have it in writing?
Your result is ready. Where should we send it?
Step 1: check the tenancy databases
Before anything else, find out if you have been listed. You can request your file from TICA and NTD (small fee, sometimes free). If there’s a listing that shouldn’t be there, you can demand its removal and apply to the tribunal to have it taken off. Unlawful listings attract fines.
Step 2: build your own reference pack
Don’t rely on them. Gather:
- Your rent ledger (you’re entitled to a copy; ask in writing and they must provide it).
- Your bond refund confirmation.
- Your exit condition report.
- References from earlier landlords, employers, or even neighbours.
A ledger showing 100% on-time rent is worth more than any reference.
Step 3: put the agent on notice
Send a formal letter that:
- Requests your rent ledger and a written tenancy confirmation (dates, rent paid, bond returned) within 7 days.
- Asks them to confirm whether they have provided any reference about you and, if so, what was said.
- Puts them on notice that any false or misleading statement about you will be treated as defamation and reported to the licensing authority.
- Asks them to confirm you have not been listed on any tenancy database.
Agents don’t want a complaint to their licensing body. A letter like this usually gets you the ledger, the confirmation, and a sudden improvement in their phone manner.
Step 4: escalate if needed
If they have made false statements or listed you unlawfully, you can apply to the tribunal for orders (removal from database, compensation) and lodge a complaint with the state licensing authority.
If the agent still will not help, Claim Done’s Rental Application Cover Letter ($29) sets out your rental history for the new agent and lists the references and records you can offer instead. Done in about 5 minutes.
What changes when it is in writing
Same situation, said once and clearly.