Urgent Repairs in a NSW Rental: A Practical Guide for Tenants and Landlords

A repair problem is stressful for a tenant and can become costly for a landlord if it is left unresolved. The first question is whether the problem meets the NSW definition of an urgent repair. The second is how to make the property safe and keep everyone informed.

This guide covers ordinary residential tenancies in NSW. It is general information, not legal advice. For a particular dispute, check your tenancy agreement and seek advice from NSW Fair Trading or a qualified adviser.

What counts as an urgent repair?

Under NSW tenancy law, urgent repairs include a gas leak; a dangerous electrical fault; flooding or serious flood damage; serious storm or fire damage; failure of gas, electricity or water supply; failure of an essential service for hot water, cooking, heating, cooling or laundering; a fault making the property unsafe or insecure; a burst water service; substantial water wastage from a broken water appliance, fitting or fixture; a blocked or broken toilet; and a serious roof leak. The NSW Government urgent-repairs list gives the full wording.

A dripping tap or damaged cupboard may still need attention, but it is not automatically an urgent repair. The seriousness of the fault matters. If there is immediate danger, prioritise safety and contact the appropriate emergency service or utility provider before dealing with the tenancy paperwork.

What should a tenant do first?

Tell the landlord or property manager about the problem as soon as possible. Use the emergency contact details in your tenancy agreement if the office is closed. Explain what has happened, when it started, whether anyone is at risk, and how the property is affected. Photos or a short video can help, provided it is safe to take them. Follow up a phone call in writing so there is a clear record.

The NSW Government repair guide says tenants should contact the landlord or agent first. If they cannot be contacted, are unwilling to arrange the work, or take too long, the tenant may arrange urgent repairs, following the legal conditions. Check the lease for a nominated tradesperson and use a licensed tradesperson. Keep records of the attempts to contact the landlord or agent, the work and the receipts.

The tenant may be reimbursed up to $1,000 for properly arranged urgent repairs. The NSW Government says the landlord or agent must reimburse the eligible cost within 14 days after receiving written details and receipts. Reimbursement may be refused if the tenant caused the damage, did not try to contact the landlord, did not allow a reasonable opportunity to arrange the repair, or used an unlicensed tradesperson. Because eligibility depends on the circumstances, do not treat the $1,000 limit as automatic permission to commission any work.

What should a landlord or manager do?

Acknowledge the report promptly, assess safety, arrange the appropriate qualified tradesperson and give the tenant a realistic update. Keep a record of the report, instructions, attendance and completion. If a repair cannot be completed immediately, explain the interim safety steps and the next appointment.

NSW Government guidance says landlords are responsible for arranging repairs needed to keep a rental property in a reasonable state of repair. A routine issue should not simply be ignored because it is not urgent. For non-urgent work, agree on access and a practical timetable, and document the outcome. See the NSW Government landlord maintenance guidance.

A useful management system identifies the after-hours contact, preferred licensed trades, spending authority and backup contact before an emergency occurs. That preparation does not change legal obligations, but it can prevent a small fault from becoming a larger loss.

What if the repair is disputed or delayed?

Keep the discussion factual: what is broken, when it was reported, what action was requested and what response was received. Do not stop paying rent as a way to force a repair; the NSW Government warns this can put the tenant in breach of the agreement. If the parties cannot resolve the issue, NSW Fair Trading provides complaint and dispute pathways, and NCAT may be able to make orders. The NSW Government repair guide explains these options.

For tenants, the best first move is a clear report and an accessible paper trail. For landlords, it is a prompt decision, a competent trade and regular updates. Both sides benefit when the repair is documented and the property is safe.

Need help managing a Sydney rental?

FuHouse Real Estate helps Sydney landlords coordinate day-to-day property management, including maintenance communication. Learn about our property management service or contact the team to discuss your property.

Reviewed 7 October 2026. This article is general information for NSW residential rentals and is not legal advice. Rules and official guidance can change; check the linked NSW Government pages for the latest requirements.