Rental repairs in NSW: what the landlord pays for and what the tenant pays for
In NSW the landlord pays to keep the rental property in reasonable repair, including urgent repairs and working smoke alarms. The tenant pays for damage they, their guests or pets cause beyond fair wear and tear. If a tenant can’t reach you for an urgent repair, they can arrange it and you must repay up to $1,000 within 14 days.
What the landlord is responsible for
The landlord must keep the property in reasonable repair, considering its age, the rent and how long it is likely to be rented out. That includes meeting the NSW minimum standards: the property must be structurally sound, with adequate lighting, ventilation, electricity or gas, plumbing and drainage, hot and cold water, and a private bathroom and toilet.
Urgent repairs
Urgent repairs must be fixed quickly. They include a burst water service or serious leak, a blocked or broken toilet, serious roof leaks, gas leaks, dangerous electrical faults, flooding or serious storm or fire damage, failure of gas, electricity or water supply, and a broken stove, oven, hot water system, heater or air conditioner, or smoke alarm.
If the tenant can’t reach you or your agent, they can arrange an urgent repair themselves with a licensed tradesperson. You must pay them back up to $1,000 within 14 days of their written notice.
Smoke alarms
Landlords must check smoke alarms every year, replace removable batteries every year, repair or replace a faulty alarm within two business days, and replace alarms within 10 years of manufacture. This duty can’t be passed to the tenant in the lease.
What the tenant is responsible for
- Damage they cause deliberately or carelessly, including damage by their guests or pets
- Telling you or your agent promptly about damage and needed repairs
- Keeping the property reasonably clean
- Not making changes, such as hanging heavy fixtures, without consent
- Small consumables such as light globes are commonly the tenant’s, but check your lease, and a faulty fitting is still a repair
Who pays? Common examples
| Problem | Usually paid by | Why |
|---|---|---|
| Hot water system stops working | Landlord | Urgent repair; fair wear and age |
| Toilet blocked by tree roots or old pipes | Landlord | Repair to the property |
| Toilet blocked by wipes or other items flushed | Tenant | Caused by misuse |
| Window broken in a storm | Landlord | Not caused by the tenant |
| Window broken by the tenant’s children playing | Tenant | Damage they caused |
| Dishwasher or air conditioner supplied with the property breaks down | Landlord | Supplied appliance; repair |
| Tenant’s own fridge or washing machine breaks down | Tenant | Their own goods |
| Termites | Landlord | Building issue |
| Fleas after the tenant’s pet lived inside | Tenant | Caused by their pet; pet conditions may also apply |
| Mould from a roof or plumbing leak | Landlord | A repair to the building |
| Smoke alarm battery | Landlord | Landlord duty; the tenant may replace it after notifying you |
| Large tree pruning or removal | Landlord | Beyond normal garden upkeep |
Apartments: strata repairs
In an apartment, repairs to common property, such as the roof, external walls, lifts and shared pipes, are the owners corporation’s responsibility. Your agent reports the problem to the strata manager and keeps the tenant updated, but the work and the timing sit with strata.
Keeping repair costs under control
- Agree on a spending limit with your agent, so small jobs get done quickly and larger ones come to you first.
- Ask for photos and a quote before non-urgent work.
- Fix small problems early. A slow leak left alone becomes a mould and flooring claim.
- Keep invoices and warranties. They help at tax time and when you claim from a tenant.
Repairs handled, costs approved by you
At Golden View Property we use licensed tradespeople, agree a spending limit with you, send photos and quotes before non-urgent work, and run an after-hours line for urgent repairs.
Areas we manage:Sydney CBDHaymarketChatswoodUpper North ShoreEppingRydeMarrickvilleWolli CreekGosfordWoy WoyAll regions
Sources: NSW Government: getting repairs done; Tenants’ Union of NSW: repairs and maintenance; NSW Government: smoke alarms in a rental property; NSW Government: fair wear and tear versus damage. This guide is general information, not legal advice.