What your landlord must fix, how to request it, and exactly what to do when they ignore you.
Landlords are legally required to keep rental properties in a state of good repair — structurally sound, safe, and fit to live in. This obligation exists regardless of the rent amount or lease length.
View Legislation ↗ NSW RTA 2010Hot water, electricity, gas, plumbing, and security locks are considered essential services. If any of these fail, you have the right to urgent repair — and landlords must act immediately, not when it's convenient.
View Legislation ↗ QLD RTAA lease clause that says you accept the property "as is" or waive repair rights is unenforceable. Statutory repair obligations cannot be contracted away — they exist as a matter of law.
View Legislation ↗ VIC RTA 1997Repairs arising from fair wear and tear, structural issues, or the landlord's maintenance obligations cannot be charged to the tenant — even if your lease says otherwise.
View Legislation ↗ Consumer Affairs VICLandlords cannot use repair delays to effectively evict you or make your home unliveable. Persistent failure to repair can be grounds for rent reduction or termination of the tenancy at tribunal.
View Legislation ↗ QLD RTRA 2008If your landlord refuses to repair, you can apply to your state's tenancy tribunal for a repair order. It costs nothing to apply, and you don't need legal representation.
View Legislation ↗ ACATUrgent repairs are defined in legislation. If your landlord can't be reached or won't act, most states allow you to arrange the repair yourself and claim the cost back — up to a legislated limit. Keep all receipts.
Always request repairs in writing, even if you speak to your property manager first. Email or text creates a legal paper trail with timestamps. Without written evidence, a landlord can claim they never received your request.
Don't just say "the tap is broken." Say "the cold water tap in the kitchen bathroom has been dripping continuously since [date], resulting in water waste and noise. I am requesting repair within the required timeframe." Specificity matters at tribunal.
Classify the repair. If it's urgent, say so explicitly and include which essential service is affected. This puts your landlord on notice that the legal urgent-repair timeframe applies.
Take photos of the issue before reporting it. Date-stamp them. Take photos again after any repair to confirm it was completed properly. Keep all communication and photos in one folder.
If you don't receive a response within 2 business days for urgent repairs, or 7 days for routine, send a follow-up email. Reference your original request by date and note the lack of response. This builds your tribunal case.
If the landlord or agent continues to ignore you, proceed to formal escalation. See the "When They Ignore You" section below.
You log in with your tenant credentials, describe the issue, select urgency, and submit. The system notifies your property manager automatically and creates a timestamped record of your request.
After submitting a request through a portal, take a screenshot showing the issue, the date, and confirmation it was received. Portal systems can have outages — your screenshot is your evidence.
A portal submission counts as written notice. The timestamp the system records is when the landlord's legal repair obligation clock starts ticking. Keep a record of that date for every request you submit.
If the repair is urgent (no hot water, gas leak, flooding, broken lock), call your property manager immediately — don't wait for a portal response. Then submit via the portal as well to create the written record. Both matter.
Using a portal does not reduce your legal rights in any way. The same repair timeframes, obligations, and escalation rights apply regardless of how the request was submitted. A portal is just a delivery method — the law is the same.
If your agency doesn't use a portal, email is the next best option — it automatically timestamps your request and creates a retrievable record. SMS also works in a pinch but is harder to produce at tribunal.
Copy and send via email. Keep a copy for your records. Replace the blue text with your details.
Write to the landlord formally advising that they are in breach of their repair obligations under the relevant tenancy legislation. Reference the Act by name and the date of your original request. Give a final 7-day deadline.
Every state has a free tenancy advice line. Call and explain the situation — they can advise on your specific rights, send a formal notice on your behalf, and guide you through next steps.
Apply for a repair order at your state's tribunal. Applications are free or very low cost. Bring your written requests, photos, follow-up emails, and evidence the landlord failed to respond. Tribunals take repair orders seriously and most are resolved quickly.
If a repair failure has caused you loss — mould damage to belongings, extra costs, inability to use part of the property — you can claim compensation at tribunal in addition to a repair order. You can also apply for a rent reduction while the property remains in disrepair.
Under tenancy legislation in every Australian state and territory, landlords cannot evict, threaten to evict, or raise the rent in response to a legitimate repair request. Retaliatory eviction is illegal. If you believe this is happening, contact your state tenancy authority immediately.
All timeframes are from the date the landlord receives your repair request. Urgent repair cost limits are the maximum you can claim back if you arrange the repair yourself.
| State | Urgent Repair Timeframe | Routine Repair Timeframe | Urgent Repair Cost Limit | Tribunal |
|---|---|---|---|---|
| NSW | Immediately / ASAP (essential services: within 4 working days) | Up to 14 days | Up to $1,000 | NCAT |
| VIC | Immediately / as soon as practicable | Up to 14 days | Up to $2,500 | VCAT |
| QLD | ASAP (no specific timeframe but must be treated as emergency) | Within a reasonable time (usually 7–14 days) | Up to $1,500 | QCAT |
| SA | As soon as reasonably practicable | Within a reasonable time | Up to $1,000 | SACAT |
| WA | As soon as practicable | Within a reasonable time | Up to $1,800 | Magistrates Court WA |
| TAS | 24 hours for essential services (water, electricity, gas) | Within a reasonable time | Up to $1,000 | Magistrates Court TAS |
| ACT | Within 24 hours | Within 7 days | Up to $3,200 (indexed annually) | ACAT |
| NT | As soon as practicable | Within a reasonable time | Up to $1,000 | NTCAT |
Roof, walls, floors, ceilings, and foundations must be structurally sound and waterproof. Any defect that allows water ingress or compromises structure is the landlord's responsibility.
Hot and cold running water, working shower, bath, and toilets. Burst pipes, leaks, blocked drains, and no hot water are all landlord obligations.
All electrical wiring and gas fittings must be safe and functional. Faulty wiring, broken power points, or unsafe gas appliances are urgent repair obligations.
All external doors and windows must have working locks adequate to secure the premises. A broken lock is an urgent repair — you should not have to pay to fix it unless you caused the damage.
If the property has a heater or air conditioner, the landlord must maintain it in working order. In Victoria, landlords must provide a heater in the main living area (introduced in 2021 minimum standards).
Landlords must address pest infestations and structural causes of mould that are not caused by the tenant's lifestyle. Mould from a leaking roof or poor ventilation is a landlord issue, not yours.
This guide is based on legislation current as at July 2026. Timeframes and limits may be updated by parliament. Always check your state's current legislation or contact your tenancy authority for specific advice. RentWatch is not a law firm.