Your responsibilities as a landlord: Repairs and maintenance explained

In Australia, rental maintenance responsibilities are shared between landlords and tenants. In most Australian states and territories:

• Landlords are responsible for structural repairs, safety, and ensuring the property is fit to live in
• Tenants are responsible for everyday upkeep, cleanliness, and reporting issues promptly

In this guide, we go over what counts as maintenance, landlord and renter obligations, and how landlord insurance can help protect you from unexpected costs.

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Rental property maintenance laws

Australia’s rental property maintenance laws are governed by each state or territory’s Residential Tenancies legislation. While the exact details may differ between states, the general principles are similar: landlords must keep their property in a reasonable state of repair and make sure it stays safe to live in throughout the tenancy.

Landlord property maintenance responsibilities

Landlords are responsible for structural repairs, as well as maintenance of built-in appliances and fixed systems.

What is considered maintenance on a rental property?

Generally, maintenance involves ongoing work that keeps the property safe, functional and in good condition. This includes:

• Servicing heating or cooling systems
• Fixing leaking taps or minor plumbing issues
• Maintaining water, electrical and gas systems
• Repairing appliances supplied with the property
• Maintaining locks, doors and windows
• Addressing mould caused by structural issues
• Making sure walls and foundations are secure
• Repairing damage caused by fair wear and tear

Tenant property maintenance responsibilities

Tenants are generally responsible for day-to-day upkeep, such as cleaning and replacing light bulbs. In some cases, they need to do minor garden care, if it’s stated on the lease. They’re also responsible for damage they or their guests cause.

Urgent vs non-urgent repairs

Australian tenancy rules usually separate repairs into urgent and non-urgent categories.

Urgent repairs make the property unsafe or prevent access to essential services, and need to be addressed immediately. For example:

• broken water or gas services
• major roof leaks or storm damage
• dangerous electrical faults, and
• broken external locks or doors.

Non-urgent repairs don’t pose an immediate risk but still need attention. In most states, landlords must respond within 14 days of receiving a written request for non-urgent repairs. Responding promptly maintains tenant satisfaction and protects the long-term condition of your property.

Maintenance checklist for rental property owners

Tasks to add to your property maintenance schedule can include:

• Plumbing inspections (including leaks and water pressure checks)
• Electrical safety checks
• Heating and cooling systems checks
• Lock and security checks
• Smoke alarm checks
• Roof gutter and drainage inspections
• Appliance servicing
• Structural inspections for cracks and water damage.
• Glass and windowpane checks
• Landscaping (trimming overgrown plants and trees)
• Wall and door inspections (for signs of peeling paint or moisture infiltration).

How landlord insurance may help

Even with regular rental property maintenance, unexpected problems can still arise. Landlord insurance can help cover your investment for insured events like:

• Tenant-related malicious damage and vandalism
• Weather events such as storm, fire (including bushfire) or flood
• Accidental damage at the property
• Loss of rent Legal liability

GIO Landlord Insurance can help investment property owners manage some of the risks that come with renting out a property.

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Read more:

• How much should you insure your house for?
• What’s the difference between landlord insurance and home insurance?
• What does GIO Home and Contents Insurance cover?

Insurance issued by AAI Limited ABN 48 005 297 807 trading as GIO. Read the Product Disclosure Statement before buying this insurance. The Target Market Determination is also available. This advice has been prepared without taking into account your particular objectives, financial situations or needs, so you should consider whether it is appropriate for you before acting on it.

The information is intended to be of general nature only. Subject to any rights you may have under any law, we do not accept any legal responsibility for any loss or damage, including loss of business or profits or any other indirect loss, incurred as a result of reliance upon the information. Please make your own enquiries.