Flatmate & Housemate Agreement Template Australia: Free Sample and What to Include
Looking for the template itself? Jump to the free sample housemate and flatmate agreement below. "Flatmate" and "housemate" agreements are the same document, so it works under either name.
Most flatmate agreement templates assume you already know the person moving in. Increasingly, that's not how flatshares actually happen — platforms like Flatmates.com.au, Gumtree, and Facebook groups mean plenty of Australians move in with someone they met a few weeks, or even a few days, earlier. That changes what your agreement actually needs to cover.
This guide covers the standard clauses every flatmate agreement needs, plus the extra ones that matter specifically when you're moving in with someone new rather than a friend.
Why "Found Online" Is a Different Starting Point
If you're moving in with a close friend, you likely already know their habits, their reliability with money, and roughly what living with them is like. If you matched through a listing, none of that history exists yet — which means your agreement is doing two jobs at once: setting out the practical terms, and establishing a baseline of trust before you're financially tied to someone you barely know.
A few basic checks are worth doing before move-in, separate from the agreement itself: a video or in-person meeting (never rely on chat messages alone), a request for photo ID, and — if it's their property and you're the one moving in — a look at the actual lease or a rates notice confirming they're entitled to sublet or take on a flatmate at all.
One Person Already Holds the Lease
A common setup when flatmates meet through a platform: one person already has the head lease and is renting out a spare room, rather than everyone signing a new lease together. If that's your situation, it's worth understanding what it means for you specifically — you're not a co-tenant with a direct relationship to the landlord, you're a private arrangement with the head tenant. Your flatmate agreement is effectively the only document protecting your side of that arrangement, since you won't appear on the tenancy paperwork at all.
This makes the written agreement more important, not less — with no lease to fall back on, it's the only record of what you paid, what was promised, and what happens if the arrangement ends.
The Standard Clauses Every Flatmate Agreement Needs
These apply whether you found each other online or through a mutual friend — the full breakdown of each is in our housemate agreement guide, but in short:
- Rent amount, due date, and payment method
- Bond contribution and whose name it's lodged under
- How bills are split and who manages each account
- Notice period for moving out
- House rules — guests, cleaning, quiet hours, pets
Use our free bill split calculator to settle the numbers before you write them into the agreement — equal or custom percentage splits, instant.
What to Add When You're Moving In With Someone New
A trial period
Rather than committing to a long-term arrangement immediately, agree on a short trial — commonly two to four weeks — before either side locks in. State clearly in the agreement what "trial" means practically: can either person end the arrangement with shorter notice during this window, and does the bond arrangement change once it ends.
A clear notice period, agreed before you need it
With a friend, an awkward "actually I need to move out" conversation is uncomfortable but survivable. With someone you don't know well, an undefined notice period is a genuine financial risk — agree on a specific number of days or weeks upfront, before there's any tension to navigate around it.
What happens to the bond if the trial doesn't work out
Decide this before move-in, not after: if either person wants out during the trial period, how quickly is the bond contribution returned, and by whom. This is the single most common source of dispute in a short-lived flatshare — see our guide on flatmate bond disputes for how this plays out if it isn't agreed in advance.
An emergency contact for each person
A small addition, but a sensible one when you don't have a shared social circle to fall back on if something goes wrong — a next-of-kin or close contact for each flatmate, kept on file by mutual agreement.
The mindset shift: with a friend, the agreement is mostly about avoiding awkward conversations later. With someone you met online, it's also doing the job a mutual friend's vouching would otherwise do — it's the only real record that both of you agreed to specific, checkable terms before any money changed hands.
Sample Housemate and Flatmate Agreement Template (Australia)
Below is a simplified sample for the most common setup: one person holds the lease and another moves into a spare room. The parts in square brackets are the details you would change. If everyone is on the lease together, take out clauses 2 and 9 and adjust the wording so each person pays their share.
Date: [date]
Parties: [Full name] (Head Tenant) and [Full name] (Housemate).
1. The room. The Housemate may live in [describe the room] at [full address] (Home) from [start date], and may share the kitchen, bathroom, living areas and [other shared areas].
2. The lease. The Head Tenant holds the lease for the Home and confirms the landlord has agreed to, or the lease allows, this arrangement. The Housemate has been given a copy of any lease rules that affect them and agrees to follow them.
3. Rent. The Housemate will pay $[amount] per [week/fortnight] on [day] by bank transfer to [account details]. Each party will keep a record of payments.
4. Bond. The Housemate will pay a bond of $[amount] on [date]. It will be [lodged with the state bond authority / held by the Head Tenant, where the law allows this], and a receipt will be given. It may only be used for unpaid rent or bills, or damage caused by the Housemate beyond fair wear and tear.
5. Bills. The parties will split [electricity, gas, water, internet] as follows: [equal shares / percentages]. [Name] holds each account and will share a copy of each bill. The Housemate will pay their share within [7] days of receiving it.
6. House rules. [Overnight guests, cleaning roster, quiet hours, smoking, pets, parking.]
7. Trial period. [Optional.] For the first [2 to 4] weeks, either party may end this agreement with [7] days' written notice.
8. Moving out. After any trial period, either party may end this agreement by giving [21] days' written notice, or any longer notice the law requires. The Housemate will leave the room clean and pay what they owe up to their last day. The bond balance will be returned within [14] days of move-out, with a written list of any deductions.
9. If the lease ends. The Head Tenant will tell the Housemate as soon as they know the lease is ending or the landlord has given notice.
10. Disputes. The parties will first try to resolve a dispute by talking it through in writing. Either party may then use mediation or the relevant court or tribunal.
11. General. Changes must be in writing and signed by both parties. This agreement does not remove any right either party has under the law of [State or Territory], which governs it.
Signed: [Head Tenant name, signature, date] [Housemate name, signature, date]
This sample is general information to show how the agreement is structured. It is not legal advice and has not been tailored to your circumstances.
A written agreement with the person on the lease can make you a sub-tenant, and tenancy law can then set the notice and bond rules whatever the agreement says. In Queensland, for example, the Residential Tenancies Authority says a head tenant has the same responsibilities as a property owner or manager. See which kind of housemate you are and whether subletting is allowed.
Flatmate, Housemate, or Roommate — Does the Word Matter?
Not legally — they describe the same underlying document. "Flatmate" tends to get used specifically for sharing a flat or unit (and is the term most listing platforms use), "housemate" is the broader Australian term for share housing generally, and "roommate" is more American usage that's become common in Australia too. Whichever word fits your situation, the content of the agreement — and what a tribunal or small claims process would actually look at — is the same. See our roommate agreement guide for the full comparison.
Do You Need a Lawyer for This?
No — a lawyer isn't necessary for a standard flatmate arrangement between private individuals. Where it's worth getting advice is if you're taking on a formal subletting arrangement involving significant rent, or if your state's tenancy rules mean the "flatmate" is actually legally a sub-tenant with rights under tenancy legislation rather than a purely private arrangement — worth a quick check with your state's tenancy authority if you're unsure which applies to your situation.
Create Your Flatmate Agreement
Describe your arrangement in plain English — including any trial period or specific terms — and get a properly drafted agreement ready to e-sign online. From $3.99. See the full breakdown on our Housemate Agreement page.
Start Your Agreement →Frequently Asked Questions
Is there a free housemate agreement template for Australia?
Yes. This page includes a free sample housemate and flatmate agreement you can use as a starting point. Check it against your state's tenancy rules and change the details in square brackets to suit your arrangement.
Is a flatmate agreement legally binding in Australia?
A flatmate agreement is a private contract and is designed to meet the requirements of a valid agreement under Australian contract law. Whether a specific clause is enforceable depends on its terms and the circumstances — it isn't the same as a residential tenancy agreement, and this isn't legal advice, so for high-value or complex situations independent legal advice is worth getting.
Should I meet my flatmate in person before signing anything?
Yes. A video call is a minimum; an in-person meeting before committing to move in is strongly recommended. No written agreement replaces basic due diligence on who you're about to live with.
What if the flatmate I found online won't provide ID?
Treat that as a serious red flag. A reasonable request for basic verification before a financial and living arrangement begins isn't excessive, and reluctance to provide it is worth taking at face value.
Can I use the same agreement if I later move in with a different flatmate?
The structure can be reused, but the details — names, amounts, dates — need to reflect the new arrangement exactly. Create a fresh, signed version for each new flatmate rather than editing an old one informally.