Residential tenancy laws are made by each state and territory, yet the principles around keeping a property safe, secure, and fit to live in are similar across Australia. Repairs deal with something that is broken or not functioning as it should. Maintenance is routine work to keep systems and fittings in good working order. We focus on practical steps that work nationally, while reminding you to check the guidance from your local tenancy authority for specific timelines and forms.
Urgent repairs relate to health, safety, or security risks, or where serious damage could occur if the issue is not addressed quickly. Non urgent repairs cover problems that affect amenity but do not present an immediate risk.
Examples of urgent repairs
Examples of non urgent repairs
Preparation saves time and removes confusion. We recommend a short checklist before you contact the landlord or agent. Confirm what the tenancy agreement says about repairs and access. Read any repair clauses and note any preferred contact channels. Take clear photos and short video of the issue. Include a reference object so scale is obvious. Keep a record of the date and time the problem was discovered. Confirm the safety situation. If there is risk of injury, turn off the water, electricity, or gas at the meter if it is safe to do so and contact emergency services if needed. Keep paying rent on time. Withholding rent can put you in breach of your agreement. If damage was caused by you or your visitors, be transparent. Landlords are responsible for fair wear and tear. Tenants are usually responsible for damage caused by negligence or misuse. If the product is still under manufacturer warranty, note that in your message. The landlord or agent may be able to organise a warranty call out.
A strong repair request is short, factual, and easy to skim. It includes the who, what, where, when, and impact on your use of the property. It also proposes access windows so the agent can assign a tradesperson without extra emails.
Template you can adapt
Hello [Agent or Landlord Name],
We are writing to request repairs at [your address]. The issue is [describe the problem], first noticed on [date and time]. The impact is [describe safety, loss of service, or loss of amenity]. We have attached photos and short video.
We can provide access at these times:
[Option A date and time]
[Option B date and time]
[Option C date and time]
Please confirm receipt and let us know the next steps or the tradesperson details once assigned. Our contact number is [your phone].
Kind regards,
[Your names]
The landlord or agent is entitled to arrange access for repairs, and you are entitled to reasonable notice in non urgent situations. For urgent matters you may be contacted at short notice. To keep the process smooth, be specific about your availability. Ask for the name of the tradesperson and their licence number if the work requires a licensed contractor. Secure valuables and confidential documents. If you cannot be home, ask whether the agent can attend to provide access or use the building manager if one is available in your complex.
Most repairs are organised quickly when the issue is clear and access is provided. If things stall, send a concise follow up. Restate the issue and the date of the first request. Ask for an update and reiterate your proposed access windows. If there is a health or safety risk, say so plainly. If there is no response after a reasonable time for the type of repair, move to a formal written notice in the format your local authority recommends. Keep your tone calm and factual. Tribunals prefer tenants who have been reasonable and who have kept excellent records.
Tenants do not pay for repairs due to fair wear and tear. You may still face incidental costs while repairs are organised. That can include replacing spoiled food after a fridge outage, higher transport costs if a garage door fails, or taking time off work to provide access. For tenant caused damage, you may need to contribute to repair costs. You might also be preparing for a move if your tenancy is ending and bond funds are tied up until the final inspection.
This is where practical cash flow support can help. Mybond loans provides rental bond and rental expense loans that can smooth the pressure when timing is tight. You can use a Mybond rental bond loan to cover the bond at your next place while you wait for your current bond to be returned. A Mybond rental expense loan can cover connection fees, urgent locksmith visits, or other tenancy costs that cannot wait. Responsible borrowing matters.
We recommend you review repayments against your budget before you apply and contact Mybond to understand eligibility and fees. Using a purpose built lender means you keep credit card balances free for genuine emergencies and you avoid informal borrowing that can strain personal relationships.
If an issue makes the property unsafe or unfit to live in, prioritise safety. Turn off utilities at the meter if safe to do so and seek emergency help where needed. Contact the agent by phone and in writing. Ask whether temporary accommodation or a short rent reduction is appropriate while the service is restored. Document everything. Keep receipts for any urgent items you have to purchase, such as a basic heater during a cold spell when the heating system fails. Discuss interim arrangements in writing so there is a clear record of what has been agreed.
Keep paying rent on time. Do not stop paying rent because of a repair dispute. Continue to allow reasonable access. Being flexible with access windows helps your case if you need to apply to a tribunal. Keep pets secured during trades visits. Communicate any changes to your availability as soon as they arise. If you need to be away from the property for a period, tell the agent and arrange a key pick up or a building manager handover so repairs can proceed.
Good records win disputes. Keep a folder with your tenancy agreement, entry condition report, insurance policy if you hold contents cover, and all repair messages. Store photos and videos with filenames that include the date and a short description. Save trades invoices or attendance cards if a contractor leaves one. Write down the date, time, and content of any phone calls with the agent or landlord. If you have to throw out spoiled food or buy a temporary item due to a failed service, keep receipts and take photos. This evidence helps you negotiate a fair outcome and supports any claim you may make to a tribunal.
If you cannot resolve the matter after fair attempts, contact your local tenants union or community legal centre for free advice tailored to your state or territory. Use your state or territory tenancy authority website to check the exact process for formal notices and applications for repair orders. You can also speak to a tenancy advice line in your area about realistic timeframes for your type of repair. If the relationship with your agent has become strained, ask whether mediation is available before you lodge an application. Many disputes resolve quickly when a neutral third party helps both sides focus on the practical steps.
Assuming the agent knows about the issue because you mentioned it during an inspection. Always follow up in writing. Sending emotional or vague messages. Keep it factual and specific. Withholding rent. This can put you in breach and weaken your position. Refusing reasonable access. Offer several windows and confirm quickly when a tradesperson proposes a time. Fixing something yourself without permission when the repair requires a licensed contractor. You may be liable if the work is not compliant. Leaving safety risks unattended. Make the area safe and tell the agent what you have done.
Clarity. Provide a short description and clear images. Cooperation. Offer access windows and respond quickly to scheduling requests. Care. Keep pets contained and secure valuables. Clean up small messes left by trades if needed and report any damage that occurs during the repair. Communication. Tell the agent if a proposed time will not work and propose alternatives. Courtesy. Everyone gets better outcomes when the tone stays professional.
The most effective repair requests are the ones that make it easy for a landlord or agent to act. You should take photos and videos, describe the problem and impact in one short message, propose access windows, and keep all communication in the same thread. Furthermore, you should follow up only when needed and escalate with a formal notice if communication has stalled.
When incidental costs pop up at the wrong time, look at the purpose built finance like Mybond loans for rental bonds and essential tenancy expenses so the process stays on track while we protect our budget. That approach keeps the property safe and comfortable and protects our rights while maintaining a workable relationship with the people who manage our home.
