Who is responsible for what repairs and maintenance
A complete guide for Australia and New Zealand
Understanding the Difference
Understanding what's your responsibility and what's the tenant's responsibility is critical to avoiding disputes and bond claim denials. A few simple rules of thumb can help you navigate this.
Rule of thumb: Landlords are responsible for structural repairs and maintaining the property in a habitable condition. Tenants are responsible for general maintenance and keeping the property clean.
Landlord vs Tenant Responsibilities
Landlord Responsibilities
- Structural repairs (walls, roof, foundations)
- Major systems (electrical, plumbing, gas, heating)
- Appliances and fixtures supplied with the property
- Safety compliance (locks, smoke alarms, handrails)
- Painting and interior maintenance (periodic)
Tenant Responsibilities
- Damage outside of fair wear & tear
- General cleaning (kitchen, bathrooms, floors)
- Replacing light bulbs and batteries
- Lawn mowing and garden maintenance
- Interior painting in agreed areas
- Removing rubbish and keeping areas sanitary
- Reporting damage or maintenance issues to landlord
- Prompt notification of leaks, mould, or safety hazards
Fair Wear and Tear — What Tenants Don't Pay For
- Faded paint from sunshine exposure
- Thin carpet from normal use in high-traffic areas
- Minor scratches on floors or fixtures
- Small nail holes from standard hanging
- Aged grout or minor caulking deterioration
- Worn door handles or cabinet hinges
- Discolouration from age and normal use
The Key Test: Would this damage have occurred regardless of tenant care? If yes, it's likely fair wear and tear. If the tenant's actions caused it, it's their responsibility.
Reporting & Response Times
Non-Emergency Repair Response Times
Most states require non-urgent repairs be resolved within 7–14 days of notification.
There are a few variaitons to this approch:
South Australia (SA) — Faster Non-Urgent Response
Non-urgent repairs must be completed within 5 business days (rather than 7–14 days). This is stricter than most other states.
Victoria (VIC) — Longer Non-Urgent Timeline
Non-urgent repairs can take up to 30 days for completion. Tenants can appeal to VCAT (Victorian Civil and Administrative Tribunal) if repairs are delayed, and the tribunal can order completion or allow rent reduction.
Northern Territory (NT) — Flexible Routine Repairs
Routine repairs don't have a specific number of days — the RTA allows a "reasonable timeframe agreed by parties." This is more flexible but can lead to disputes if parties disagree on what's "reasonable."
Emergency Repairs: What Counts?
Emergency or urgent repairs are the landlord's responsibility across ALL jurisdictions. Landlords must respond within 24 hours of notification, or tenants can withhold rent, arrange repairs themselves and deduct costs, or lodge complaints with authorities.
For complete guidance on emergency repairs, including jurisdiction-specific timeframes, what qualifies as an emergency, tenant rights, and best practices, see our detailed guide: Emergency Repairs & Urgent Maintenance
Best Practices for Avoiding Disputes
Document everything:
- Keep detailed entry and exit reports with photos
- Take photos of any damage reported by the tenant
- Keep records of all repair requests and responses
- Save quotes and invoices for any work performed
- Document tenant-caused damage with dates and descriptions
- Use written communication (email/SMS) for all repair discussions
Mint's Takeaway
The line between landlord and tenant responsibilities is clearer than most disputes suggest — but it varies by jurisdiction:
- All jurisdictions: Landlords maintain structural integrity and major systems; tenants maintain cleanliness and general care.
- Emergency repairs: Always the landlord's responsibility, regardless of jurisdiction. Tenants can withhold rent or repair and deduct if landlord fails to respond.
- Fair wear and tear: Cannot be deducted from bond. Clear entry/exit reports help prove this.
- Tenant-specific duties: Specify in the lease (e.g., "lawn mowing", "interior painting", "garden maintenance"). Vague terms lead to disputes.
- Response times: Vary by state. Urgent repairs are 24 hours; non-urgent range from 5–30 days depending on jurisdiction.
Mint helps landlords document everything — entry/exit reports, repair requests, responses, and photographic evidence — so you're covered at tribunal for any bond disputes.