A DEVELOPMENT boom has caused growing pains for the city as the rental market struggles to keep up with demand.
And, while it's an 'incredible problem to have', the housing crisis is only expected to worsen with the announcement Baiada's $208 million poultry farm development will bring with it 2,500 jobs, Tamworth Regional Council (TRC) general manager Paul Bennett said.
"It's an incredible economic boost for the entire region," he said.
"But that's causing us some issues.
"Before that even comes we have seen issues around housing, I was talking to one of our real estate agents that manage 738 rental properties - they had zero availability.
"Rental properties are basically obsolete, we just don't have any churn in the market they are all being taken up."
The council's own defining document, Blueprint 100, identified a shortage of 1,400 units and townhouses for the size of the population and future growth.
As the council reviews it's Local Environmental Plan, the main legal document that controls and guides planning decisions, it will also look at the city's housing needs.
Mr Bennett said the council is looking at affordable housing and partner-developments.
"We really need to see some action, so we are doing a complete stock-take of all the available residential properties across the region," he said.
The average rental price for a three bedroom home is $345, but that can change depending on the suburb.
Rental vacancy is sitting around one per cent, Tamworth Property Co business development manager Stephanie Davies said, and East and North Tamworth are the most sought-after locations.
"If not lower for the past few months, there's a really high demand," she said.
"I think there's more people looking to rent at the moment, we have found a lot of properties if they are sold, are being sold to owner-occupiers.
"So a lot are getting into the market to live in their own property."