What is an urgent repair?
An urgent repair is a defect or damage that poses a risk to health or safety, makes the property uninhabitable, or involves an essential service. While the exact list varies by state, most Australian tenancy laws include the following as urgent repairs:
- •Burst water service or serious water leak
- •Blocked or broken toilet (if only one toilet on premises)
- •Serious roof leak
- •Gas leak
- •Dangerous electrical fault
- •Flooding or serious flood damage
- •Serious storm or fire damage
- •Failure or breakdown of hot water service
- •Failure or breakdown of cooking stove or oven
- •Failure or breakdown of heater or air conditioner (in states/seasons where this affects habitability)
- •A fault or damage that makes the premises insecure
Required repair timeframes by state
The timeframes below are the maximum period within which an urgent repair must be attended to after the landlord is notified:
| State | Urgent repair timeframe | Legislation |
|---|---|---|
| NSW | ASAP / 24–48 hours in practice | Residential Tenancies Act 2010 s 64 |
| VIC | As soon as practicable (emergency: immediate) | Residential Tenancies Act 1997 s 72 |
| QLD | ASAP / emergency = immediately | Residential Tenancies and Rooming Accommodation Act 2008 s 214 |
| WA | As soon as practicable | Residential Tenancies Act 1987 s 43 |
| SA | 24 hours (essential service failure) | Residential Tenancies Act 1995 s 68 |
| ACT | As soon as practicable | Residential Tenancies Act 1997 s 66 |
| TAS | 24 hours | Residential Tenancy Act 1997 s 28 |
| NT | 24 hours | Residential Tenancies Act 1999 s 56 |
How to report an urgent repair
Report the urgent repair in writing — even if you call first, follow up with an email or text message. This creates a timestamp and written record that will be important if you need to escalate.
- •Send a written notification to the landlord or property manager
- •Describe the fault clearly — what it is, when it started, any risks it poses
- •Request a written confirmation of when repairs will be attended to
- •Keep a copy of your notification
- •If no response within 24 hours, follow up in writing again
If the landlord doesn't fix it in time
All Australian states allow tenants to arrange urgent repairs themselves and claim reimbursement from the landlord — but only if you follow the correct process. In most states, this means you must first give the landlord written notice and a reasonable opportunity to arrange the repair before you call a tradesperson yourself.
Do not arrange your own repairs without following the correct process for your state. In some states, the reimbursement limit applies (e.g., $1,000 in NSW and VIC) — costs above this limit require tribunal approval.
Self-help repair limits by state
If the landlord fails to act on an urgent repair, tenants can arrange repairs up to the following limits and then seek reimbursement:
| State | Self-help repair limit | Conditions |
|---|---|---|
| NSW | $1,000 | Must have notified landlord first |
| VIC | $1,800 | Must have tried to contact landlord |
| QLD | 2 weeks rent | Must have notified landlord |
| WA | $1,300 | Must have tried to contact landlord |
| SA | $700 | Emergency services, then notify |
| ACT | $500 | Must have tried to contact landlord |
| TAS | No specific limit | Tribunal order required for reimbursement |
| NT | $1,000 | Must have notified landlord |
Rent reduction for unresolved urgent repairs
If an urgent repair remains unresolved and renders part of the property uninhabitable or inaccessible, you may be entitled to a rent reduction. You can apply to your state tribunal for a rent reduction order. The reduction reflects the proportion of the property that is affected and the length of time the issue persisted.
This guide provides general information based on current Australian tenancy legislation. It is not legal advice. Always verify with the relevant state tenancy authority or a qualified professional for your specific situation. Last verified: January 2026.