Something breaks in your rental. So, who is supposed to fix it?
In Australia, the answer usually depends on what caused the problem, how serious it is, and the rules in your state or territory. In most cases, landlords are responsible for keeping the property in a reasonable state of repair, while renters need to report problems and look after the property.
Knowing who is responsible can save you from paying for repairs that are not yours to cover.
Landlords Usually Handle Property Repairs
Landlords are generally responsible for repairs caused by normal wear and tear or problems with the property itself.
This can include issues with plumbing, electrical systems, hot water, heating, locks, appliances provided with the rental, or other parts of the property that stop working through no fault of the renter. Queensland, Victoria and South Australia all place repair responsibilities on the landlord or rental provider in these circumstances.
The exact responsibilities can vary between states, so renters should always check the rules that apply where they live.
Renters Need to Report Problems
Even when the landlord is responsible for the repair, the renter usually needs to report the problem as soon as possible.
It is a good idea to report repairs in writing through the property manager or the contact method provided by the landlord. This gives you a record of when you reported the issue and what you asked to have fixed. Queensland specifically recommends reporting repairs in writing, while Victoria requires written requests for non urgent repairs.
Do not wait for a small problem to become a bigger one. A leaking tap or damaged lock can become more serious if it is left unattended.
What If the Renter Caused the Damage?
This is where responsibility can change.
If the damage was caused by the renter, a household member, or sometimes a guest, the renter may be responsible for the repair costs. For example, Queensland guidance gives the example of a tenant breaking a window and being responsible for the resulting repair.
Victoria also allows a rental provider to require a renter to repair or pay for damage caused by the renter.
Normal wear and tear is different from damage caused by misuse, accidents, or neglect.
Urgent Repairs Are Different
Some repairs cannot wait.
Depending on the state, urgent or emergency repairs can include serious water leaks, blocked toilets, gas leaks, dangerous electrical faults, flooding, major damage, or the failure of essential services such as hot water or electricity. Victoria, for example, requires rental providers to respond immediately to legally defined urgent repairs.
If something is urgent, use the emergency repair contact provided by your landlord or property manager and report it straight away.
Do not assume you should organise an expensive repair yourself. The process and limits for tenant arranged repairs vary between states.
What About Small Maintenance Jobs?
Not everything around a rental property is considered a landlord repair.
Renters may be responsible for simple tasks such as replacing light globes or basic garden maintenance, depending on the rental agreement and state rules. Queensland and South Australia both give examples of everyday maintenance that can fall to tenants.
The important thing is to check your rental agreement and the rules in your state rather than assuming every small job is the landlord's responsibility.
What Should You Do If a Repair Is Ignored?
If you have reported a repair and nothing happens, keep records of your requests, photos of the problem, and any communication with the property manager or landlord.
There are formal processes available when repairs are not dealt with properly. For example, renters in Queensland can seek help through the RTA and potentially apply to QCAT, while Victorian renters can use Rental Dispute Resolution Victoria or VCAT in certain circumstances.
The process is different across Australia, so check the tenancy authority in your state before taking further action.
Expert Tip!
Take a photo or video when you notice a repair issue and report it in writing as soon as possible. Keep your messages, receipts, and repair records in one place. This makes it much easier to show what happened and when you reported it.
TL;DR:
Landlords generally handle repairs caused by normal wear and tear or problems with the property, while renters may need to pay for damage they or their guests caused. Renters should report problems promptly and follow the repair process that applies in their state or territory. Because rental laws differ across Australia, always check the rules where you live.
Disclaimer: The information in this article is for general informational purposes only and should not be considered legal, migration, financial, or professional rental advice. Rental laws, tenancy requirements, and market conditions may vary between Australian states and territories and can change over time. Find My Home is not a real estate agency and cannot guarantee rental approvals or outcomes. For enquiries, please contact info@findmyhomeaus.com.
