Who's Responsible for Repairs and Maintenance in a Rental Property?

Highlands Property | September 2026

In NSW, landlords are responsible for keeping a rental property reasonably clean, fit to live in and in a reasonable state of repair. Tenants are responsible for keeping the property reasonably clean, reporting damage or disrepair promptly, and covering the cost of any damage they or their guests cause. Not every repair is treated the same way, though, some issues are routine maintenance, and others are legally classed as urgent, which changes how quickly they need to be handled and who can act.

What is the landlord responsible for maintaining?

Landlords generally look after the property itself and any fixtures or inclusions that come with the tenancy. What counts as a "reasonable" state of repair isn't fixed, it can depend on the age of the property, the rent being charged and the expected life of the building. A cottage in Bowral and a newer build in Moss Vale won't always be held to exactly the same standard for this reason.

Tenants are generally responsible for the day-to-day things: replacing light bulbs, normal cleaning, and routine garden upkeep such as watering, mowing and weeding, unless the tenancy agreement says otherwise.

What counts as an urgent repair?

Urgent repairs are the ones that make a property unsafe or insecure, threaten its structure, or cut off an essential service. In practice, this covers things like a burst water service, a serious water leak, a blocked or broken toilet, a gas leak, a dangerous electrical fault, a serious roof leak, a hot-water service breakdown, and the failure of certain essential appliances supplied with the property. A faulty smoke alarm is also treated as urgent, though separate smoke alarm rules apply on top of this.

How should a tenant report a repair?

Start by contacting the landlord or property manager. NSW Fair Trading recommends putting repair requests in writing where possible and keeping copies of the correspondence.

From experience, it also helps to be specific: where the problem is, when it was first noticed, and what's happening now. A photo often lets a tradesperson gauge what's needed before they even arrive, which can mean a faster fix.

Can a tenant arrange an urgent repair themselves?

Sometimes, but there's a process, not a free-for-all. If a repair is genuinely urgent and the tenant can't reach the landlord or agent, they may be able to arrange the work directly. It's worth checking the tenancy agreement first for any nominated or preferred tradespeople.

Provided the requirements are met, a tenant can be reimbursed for reasonable urgent-repair costs up to $1,000, with reimbursement due within 14 days of providing the appropriate written notice and receipts.

This exception is specifically for urgent repairs. Non-urgent work generally still needs the landlord's agreement before a tenant organises it independently.

How quickly should a non-urgent repair be completed?

There's no single timeframe that applies to every case, the nature of the problem, trade availability and access to the property can all affect how long it takes. What doesn't change is the obligation itself: non-urgent doesn't mean optional, and landlords are still required to maintain the property in a reasonable state of repair.

Why good maintenance matters for everyone

For tenants, flagging a small problem early is usually what keeps it small. For landlords, staying on top of maintenance protects the property and supports a better tenancy over the long term.

If you're not sure whether something at your Southern Highlands rental is urgent or routine, get in touch with Highlands Property and we'll help you work out the right next step.