What To Do If Your Landlord Refuses Urgent Repairs
When you rent a home in Australia, you are entitled to a property that is safe, functional, and well-maintained. While minor maintenance issues can sometimes wait, urgent repairs — such as a broken hot water system, hazardous electrical faults, burst pipes, or a compromised security door — require immediate attention. Unfortunately, some landlords either delay or outright refuse to address these critical issues, leaving tenants unsure of their rights and options.
Understanding the proper steps to take can help you resolve the matter efficiently while also preserving your rights under state and territory tenancy laws. This guide explains what to do if your landlord refuses urgent repairs, how to escalate the issue, and when Litigation and Dispute Resolution may be necessary.
Know What Qualifies as an Urgent Repair
Urgent repairs vary slightly by jurisdiction, but generally include:
dangerous electrical problems
gas leaks
burst or broken water mains
serious roof leaks
blocked or broken toilets
failure of essential services (hot water, heating, cooking appliances)
NSW Fair Trading: urgent repairs are defined under the Residential Tenancies Act 2010
Consumer Affairs Victoria: classifies urgent repairs into essential services and safety risks
Queensland RTA, WA Consumer Protection, and Tenants’ Unions nationwide also provide clear lists
Refer to your relevant state authority for the full definition.
Notify Your Landlord in Writing Immediately
The first step is always to notify your landlord or property manager in writing. Even if you’ve spoken on the phone, follow up with an email or message through your tenancy portal. Written notice creates a timestamped record showing when you informed them.
Your notification should include:
a clear description of the issue
why it is urgent
photos or videos if applicable
a request for repair within the legally required timeframe
Most urgent repairs must be addressed as soon as possible, often within 24–48 hours depending on the state.
If the Landlord Doesn’t Act, Arrange Repairs Yourself (In Some States)
In many parts of Australia, if the landlord fails to act within a reasonable time, you may be permitted to organise the urgent repair yourself — provided it falls under your state’s tenancy rules.
For example:
NSW: tenants can arrange repairs up to a certain cost limit and seek reimbursement
Victoria: urgent repairs up to AUD $2,500 can be arranged by the tenant
Queensland: tenants can organise repairs if the landlord cannot be contacted after reasonable attempts
You must always use a licensed tradesperson and keep all receipts. The landlord must reimburse reasonable costs within the required timeframe, usually 7–14 days.
Apply for Dispute Resolution Through the Tenancy Authority
If your landlord refuses to reimburse you or continues to ignore the problem, the next step is to apply for dispute resolution with your local tenancy authority. These bodies include:
NSW Fair Trading
Queensland RTA
Consumer Affairs Victoria
Tenants’ Union ACT, WA, SA, etc.
Dispute resolution typically uses mediation or conciliation to help both parties reach agreement. This is usually free or low-cost and is an effective way to resolve conflicts without escalating to formal proceedings.
This is also where the keyword Litigation and Dispute Resolution becomes relevant, as these early steps form part of the broader dispute resolution framework in Australian tenancy law.
Take the Matter to the Tribunal
If dispute resolution fails or the landlord refuses to cooperate, you can apply to your state’s civil and administrative tribunal:
NCAT (NSW)
VCAT (Victoria)
QCAT (Queensland)
SACAT, WASAT, ACAT, and others depending on the state
Tribunal processes are designed to be tenant-friendly, affordable, and accessible without needing a solicitor, though representation is allowed.
Consider Legal Advice or Litigation
If the issue escalates beyond what the tribunal can manage — such as recurring neglect, unsafe living conditions, or significant financial loss — seeking professional legal advice may be necessary.
This is where the full scope of Litigation and Dispute Resolution becomes relevant. A solicitor specialising in tenancy law or civil litigation can advise you on:
your likelihood of success
further legal options
compensation claims
enforcing tribunal orders
negotiating with a non-compliant landlord
Most tenants will not need to pursue litigation, but the option exists when the landlord repeatedly fails to meet legal obligations.
Maintain Evidence Throughout the Process
Good documentation strengthens your case:
photos or videos of the damage
copies of emails and messages
receipts from tradespeople
timelines and notes of all communication
medical records if injury or health risks are involved
Clear evidence is particularly important if the issue escalates to the tribunal or legal proceedings.
Urgent repair issues can be stressful, especially when your landlord refuses to act. Thankfully, Australian law offers strong protections to ensure rental properties remain safe and habitable.
By understanding your rights, following the proper steps, and utilising your state’s dispute resolution processes, you can usually resolve matters efficiently.
If your landlord is ignoring urgent repairs or you need guidance with the tenancy dispute process,
Contact New South Lawyers today to protect your rights and ensure your home remains safe and liveable.
