Your hot water stopped working three days ago. The toilet is blocked and overflowing. You have called your property manager twice and left messages both times.
Nothing has happened.
If this sounds familiar, you are not alone. Thousands of renters across Sydney, the Central Coast, and Newcastle deal with landlords who delay, ignore, or outright refuse to fix serious problems. The frustration is real, and for many, it feels like there is nowhere to turn.
But here is what every NSW tenant needs to know: under the Residential Tenancies Act 2010, your landlord is legally required to maintain your rental property in a reasonable state of repair. That includes fixing urgent plumbing, electrical, and structural issues within strict timeframes.
This guide breaks down exactly what your landlord repair responsibilities must fix, when they must fix it, how much you can legally spend if they do not act, and what to do when they refuse. By the end, you will have a clear printable checklist and know exactly how to protect your rights as a tenant in NSW.
What Is Your Landlord Legally Required to Fix?
Under NSW law, landlords must keep your rental property in what is called a reasonable state of repair. This is not a vague suggestion. It is a legal obligation backed by the Residential Tenancies Act 2010.
What does reasonable state of repair actually mean? According to NSW Fair Trading, it depends on three factors:
- The age of the property
- The amount of rent being paid
- The prospective life of the property
This does not mean your rental must be perfect or brand new. But it does mean that essential systems like plumbing, electricity, water, and heating must work safely.
General Landlord Repair Responsibilities
Your landlord is responsible for maintaining:
- All plumbing fixtures and fittings (taps, pipes, toilets, sinks)
- Hot water systems (gas, electric, or solar)
- Gas supply and appliances
- Electrical wiring, switches, and power points
- Heating and cooling systems (if provided)
- Roof, gutters, and downpipes
- Doors, windows, and locks
- Structural integrity of walls, floors, and ceilings
- Stormwater and sewage drainage
These repairs apply whether the property is managed by a real estate agent or directly by the landlord. It does not matter if you rent a house, unit, apartment, or granny flat. The law is the same.
What Counts as an Urgent Repair in NSW?
Not all repairs are treated equally under NSW law. Some issues are classified as urgent repairs because they pose an immediate risk to your safety, security, or access to essential services.
If an urgent repair is needed, your landlord or property manager must respond immediately. If they do not, you have the legal right to arrange repairs yourself and claim reimbursement (up to $1,000).
The Official NSW Urgent Repairs List
According to the NSW Residential Tenancies Regulation 2019, the following are classified as urgent repairs:
- A burst water service (burst pipe)
- A blocked or broken toilet (if it is the only toilet in the property)
- A serious roof leak
- A gas leak
- A dangerous electrical fault
- Flooding or serious flood damage
- Serious storm or fire damage
- A failure or breakdown of gas, electricity, or water supply to the property
- A failure or breakdown of any essential service for hot water, cooking, heating, cooling, or laundering
- A fault or damage that makes the property unsafe or insecure
- An appliance, fitting, or fixture that uses or supplies water that is broken and wasting a substantial amount of water
These are not suggestions. If any of these issues occur in your rental property, they must be treated as urgent by your landlord or property manager.
Real-World Examples of Urgent Plumbing Repairs
Here are real scenarios that count as urgent repairs:
| Scenario | Urgent? | Why |
| Burst pipe flooding the kitchen | Yes | Burst water service causing property damage |
| Toilet blocked and overflowing (only toilet) | Yes | Blocked or broken toilet |
| Hot water system not working in winter | Yes | Failure of essential service |
| Leaking tap dripping constantly | Yes | Wasting substantial amount of water |
| Roof leak during heavy rain | Yes | Serious roof leak |
| Gas smell near stove | Yes | Gas leak – immediate safety risk |
| Shower drain slow but functional | No | Not causing immediate risk |
| Broken door lock on entry door | Yes | Property is unsafe or insecure |
What to Do If Your Landlord Will Not Fix It
This is where many tenants feel stuck. You have reported the problem. You have followed up. But nothing happens.
The good news is that NSW law gives you clear steps to follow and real legal protections when landlords refuse to act.
Step 1: Report the Problem in Writing
Always notify your landlord or property manager in writing. Do not rely on phone calls or verbal conversations.
Send your repair request via:
- Email (best option – creates a date-stamped record)
- Text message (if that is how your property manager normally communicates)
- Registered mail (for serious issues or unresponsive landlords)
In your message, clearly state:
- The exact problem
- When the problem started
- Why it is urgent
- That you are requesting repairs under the Residential Tenancies Act 2010
Keep a copy of every message, email, and photo you send. This creates a paper trail that can be used if you need to take the matter to NCAT later.
Step 2: Give Them Reasonable Time to Respond
For urgent repairs, reasonable time means immediately or within 24 hours. For non-urgent repairs, reasonable time is usually 1-2 weeks depending on the issue.
Step 3: Arrange Repairs Yourself (for Urgent Repairs Only)
If your landlord or property manager does not fix an urgent repair, you have the legal right to arrange the repairs yourself and claim reimbursement from your landlord.
Here is how it works:
- Check your tenancy agreement for a list of approved repairers
- If there is no list, you can contact any licensed and qualified tradesperson
- Get the urgent repair fixed
- Keep all receipts, invoices, and proof of payment
- You can spend up to $1,000 on urgent repairs without permission
- Send the invoice and receipts to your landlord and request reimbursement
Your landlord must reimburse you. If they refuse, you can apply to NCAT to recover the cost.
Step 4: Contact NSW Fair Trading
If your landlord refuses to fix the problem or will not reimburse you for urgent repairs, contact NSW Fair Trading.
NSW Fair Trading can:
- Investigate your complaint
- Issue a rectification order requiring your landlord to do the repairs
- Provide free mediation services
- Refer the matter to NCAT if needed
Contact NSW Fair Trading: Phone: 13 32 20 | Website: www.fairtrading.nsw.gov.au | In-person: Visit a Service NSW centre
Step 5: Apply to NCAT
If Fair Trading mediation does not resolve the issue, you can apply to the NSW Civil and Administrative Tribunal (NCAT).
NCAT can:
- Order your landlord to complete repairs
- Order compensation for any loss or inconvenience
- Order reimbursement for urgent repairs you arranged yourself
- Reduce your rent until repairs are completed
- In serious cases, allow you to end your lease early without penalty
Applying to NCAT costs $43 for most tenancy matters (as of April 2026). You can apply online at www.ncat.nsw.gov.au.
Who Pays for What? Tenant vs Landlord Responsibilities
One of the most common questions tenants ask is: Do I have to pay for this, or does my landlord?
Here is the breakdown:
| Repair Type | Landlord Pays | Tenant Pays |
| Burst pipe | Yes | No |
| Blocked toilet (only toilet) | Yes | No |
| Blocked toilet (caused by flushing nappies/wipes) | No | Yes |
| Hot water system breakdown | Yes | No |
| Leaking tap | Yes | No |
| Broken door lock | Yes | No |
| Lost keys | No | Yes |
| Damage caused by tenant or guest | No | Yes |
| Light globe replacement | No | Yes |
Common Plumbing Issues Landlords Must Fix
Burst Pipes and Water Leaks
A burst pipe or major water leak is classified as an urgent repair under NSW law. Your landlord must arrange repairs immediately.
If water is actively flooding your property, turn off the water at the main meter (if safe to do so) and contact your landlord straight away. If they do not respond within a reasonable time (1-2 hours for active flooding), call a licensed emergency plumber yourself.
AIM LOCAL provides 24/7 emergency plumbing across Sydney, Central Coast, and Newcastle. We work directly with tenants when landlords delay. Call 1800 187 168.
Blocked Drains and Toilets
If your toilet is blocked and it is the only toilet in your rental property, this is an urgent repair. Your landlord must fix it immediately.
However, if the blockage was caused by something you flushed (like nappies, wipes, or sanitary products), you may be responsible for the cost of repairs.
Blocked drains in sinks, showers, or outdoor areas are usually non-urgent unless they are causing flooding or sewage backup.
Hot Water System Failures
If your hot water system stops working, this is classified as an urgent repair because hot water is an essential service under NSW law.
Your landlord must arrange repairs or replacement within 24-48 hours. In winter, losing hot water can make the property uninhabitable, so this is treated seriously by Fair Trading and NCAT.
Leaking Taps and Fixtures
A constantly dripping tap can waste 200+ litres of water per day. Under NSW law, if a fixture is wasting a substantial amount of water, it is classified as an urgent repair.
Even if the leak is not classified as urgent, your landlord is still responsible for fixing it within a reasonable timeframe (usually 1-2 weeks).
What About Electrical, Gas, and Structural Issues?
While this guide focuses on plumbing, it is important to know that your landlord is also responsible for urgent electrical, gas, and structural repairs.
Electrical Faults
Urgent electrical repairs include:
- Dangerous electrical faults (sparking outlets, exposed wires)
- Complete power failure
- Tripped safety switches that cannot be reset
Never attempt to fix electrical faults yourself. Contact a licensed electrician immediately. AIM LOCAL provides 24/7 emergency electrical services across Sydney, Central Coast, and Newcastle.
Gas Leaks
A gas leak is one of the most dangerous urgent repairs. If you smell gas:
- Do not turn any electrical switches on or off
- Do not use your phone inside the property
- Open windows and doors if safe to do so
- Turn off the gas at the meter (if you know how)
- Leave the property immediately
- Call the gas emergency line (Jemena: 131 909) from outside
- Notify your landlord immediately
Structural and Security Issues
Your landlord must also fix:
- Broken door locks that make the property insecure
- Broken windows that affect security or weatherproofing
- Serious roof leaks
- Storm or fire damage
Print your Checklist: Is Your Landlord Required to Fix It?
Use this checklist to quickly identify whether a repair is urgent, non-urgent, or your responsibility.
Urgent Repairs (Landlord Must Fix Immediately)
- Burst pipe or major water leak
- Blocked toilet (if only toilet)
- Hot water system not working
- Gas leak
- Dangerous electrical fault
- Serious roof leak
- Flooding or storm damage
- Broken entry door lock
- Tap or fixture wasting substantial water
Non-Urgent Repairs (Landlord Must Fix Within 1-2 Weeks)
- Slow draining sink (not blocked)
- Leaking tap (not wasting substantial water)
- Broken oven or cooktop
- Damaged flooring or tiles
- Broken internal door handle
- Peeling paint or minor cosmetic issues
Tenant Responsibilities (You May Need to Pay)
- Light globe replacement
- Lost keys or remote controls
- Damage caused by you or your guests
- Blockages caused by improper use
- Pest control caused by tenant uncleanliness
How AIM LOCAL Helps Renters Get Repairs Done Fast
At AIM LOCAL, we understand the frustration renters face when landlords delay or ignore repair requests. That is why we work directly with tenants to provide fast, professional plumbing, electrical, and drainage services across Sydney, Central Coast, and Newcastle.
We Work With Tenants When Landlords Delay
If your landlord will not respond to an urgent repair, you have the legal right to call a licensed tradesperson yourself. We can help.
Our services include:
- 24/7 emergency plumbing for burst pipes, blocked drains, and hot water failures
- Emergency electrical services for dangerous faults and power failures
- Clear, upfront pricing with detailed invoices for landlord reimbursement
- Licensed, insured tradespeople who follow NSW Fair Trading regulations
- Direct billing to landlords or property managers (when authorised)
We make sure you get the repairs you need, and we provide all the documentation you need to claim reimbursement from your landlord.
Need urgent plumbing or drainage repairs? Call AIM LOCAL on 1800 187 168 or request a free quote online. We are available 24/7 across Sydney, Central Coast, and Newcastle.
Frequently Asked Questions
Can I withhold rent if my landlord will not fix urgent repairs?
No. Under NSW law, you cannot withhold rent even if your landlord is not doing repairs. You must continue paying rent and pursue the repair issue through NSW Fair Trading or NCAT. Withholding rent can result in eviction proceedings against you.
How much can I spend on urgent repairs without permission?
Tenants in NSW can spend up to $1,000 on urgent repairs without getting permission from their landlord first. You must use a licensed tradesperson, keep all receipts, and notify your landlord as soon as possible. You can then claim reimbursement.
What if my landlord says the repair is my fault?
If your landlord claims you caused the damage, they must prove it. For example, if a toilet is blocked, they must show that you flushed something inappropriate. If they cannot prove it, they are responsible for the repair. If there is a dispute, NSW Fair Trading or NCAT can help resolve it.
Can my landlord evict me for asking for repairs?
No. It is illegal for a landlord to evict you in retaliation for requesting repairs. This is called retaliatory action, and it is prohibited under the Residential Tenancies Act 2010. If your landlord issues a termination notice after you request repairs, contact NSW Fair Trading or apply to NCAT for protection.
What happens if my landlord ignores NCAT orders?
If your landlord does not comply with an NCAT order, you can apply to NCAT for enforcement. NCAT can issue penalties, order compensation, or in extreme cases, allow you to terminate your lease without penalty. Landlords who repeatedly ignore NCAT orders can face fines and further legal action.
Do I need to use my landlord preferred plumber?
For non-urgent repairs, yes, you should follow your landlord instructions. However, for urgent repairs, if your landlord does not respond in time, you can contact any licensed and qualified tradesperson. Check your tenancy agreement for a list of approved repairers, but if it is an emergency and no one responds, you have the right to call someone immediately.
What if the property becomes uninhabitable?
If urgent repairs are not done and the property becomes uninhabitable (e.g., no hot water in winter, sewage backup, no power), you can apply to NCAT for a rent reduction, compensation, or permission to terminate your lease early. Document everything with photos, emails, and repair requests to support your case.
Can I call a 24/7 emergency plumber if my landlord does not answer after hours?
Yes. If you have an urgent repair (like a burst pipe or gas leak) and your landlord or property manager does not respond, you are legally allowed to call a licensed emergency plumber yourself. Keep all receipts and notify your landlord as soon as possible. AIM LOCAL provides 24/7 emergency plumbing across Sydney, Central Coast, and Newcastle. Call 1800 187 168.
Final Thoughts: Know Your Rights, Get Repairs Done
Renting in NSW comes with legal protections that many tenants do not know they have. Your landlord is required by law to maintain your rental property, fix urgent repairs immediately, and keep essential systems like plumbing, electricity, and hot water in working order.
If your landlord refuses to act, you have clear steps you can take: report the problem in writing, arrange urgent repairs yourself if necessary, contact NSW Fair Trading, and apply to NCAT if the issue is not resolved.
You do not have to live with broken toilets, burst pipes, or dangerous electrical faults. The law is on your side.
At AIM LOCAL, we work with tenants every day to provide fast, professional plumbing, drainage, and electrical services when landlords delay. We provide clear invoices, licensed tradespeople, and all the documentation you need to get reimbursed.
Need urgent plumbing repairs? Call AIM LOCAL on 1800 187 168 or request a free quote online. We are available 24/7 across Sydney, Central Coast, and Newcastle.