Maintenance
Understanding the difference between urgent and non-urgent repairs is essential for both landlords and tenants. Australian tenancy law defines these categories clearly, and each comes with specific response timeframes that landlords must follow. Getting this wrong can mean tribunal orders, compensation claims, or tenants arranging their own repairs at your expense.
Urgent repairs are those that, if not attended to promptly, would endanger the health, safety, or security of the tenant, or are likely to cause significant property damage. Each state and territory provides a statutory list of what constitutes an urgent repair, and while the exact wording varies, the categories are broadly consistent.
Common examples of urgent repairs across all jurisdictions include a burst water service or serious water leak, a blocked or broken toilet (where it is the only toilet in the premises), a serious roof leak, a gas leak, a dangerous electrical fault, flooding or serious flood damage, failure or breakdown of the gas, electricity, or water supply, failure of essential services for hot water, cooking, or heating, a failure or breakdown of any safety device such as a smoke alarm or safety switch, and any fault or damage that makes the premises unsafe or insecure, such as a broken lock on an external door or window.
In New South Wales, section 62 of the Residential Tenancies Act 2010 and clause 4 of the Residential Tenancies Regulation 2019 define urgent repairs. The landlord must respond as soon as possible, and tenants can arrange repairs up to $1,000 if the landlord is uncontactable.
In Victoria, section 72 of the Residential Tenancies Act 1997 lists urgent repairs. Landlords must arrange repairs within 24 hours of notification. If they fail to do so, tenants can arrange repairs up to $2,500 and seek reimbursement within 14 days.
In Queensland, section 214 of the Residential Tenancies and Rooming Accommodation Act 2008 covers emergency repairs. The landlord must respond within 24 hours for emergency repairs. Tenants can arrange repairs up to two weeks' rent if the landlord cannot be reached.
South Australia defines urgent repairs under section 68 of the Residential Tenancies Act 1995, with a threshold of $2,500 for tenant-arranged repairs. Western Australia covers urgent repairs under section 43 of the Residential Tenancies Act 1987, with a $2,500 limit. Tasmania addresses urgent repairs in section 36 of the Residential Tenancy Act 1997.
Non-urgent repairs are everything that does not fall within the statutory definition of urgent. These are issues that need attention but do not pose an immediate risk to health, safety, or security, and are unlikely to cause significant damage if not addressed within hours.
Examples include a dripping tap, a cracked tile, a sticking door, minor cosmetic damage such as a small hole in a wall, a broken towel rail, a malfunctioning dishwasher (provided there is still a functioning kitchen), worn carpet, peeling paint, a faulty garage door opener, or a broken fly screen.
For urgent repairs, landlords are generally expected to respond within 24 hours of being notified. The actual repair may take longer to complete, but the landlord must demonstrate they have taken reasonable steps to address the issue promptly, such as contacting a tradesperson and arranging an appointment.
For non-urgent repairs, the standard across most jurisdictions is 14 days from when the landlord is notified. In Queensland, the legislation uses the term "reasonable time," which QCAT has typically interpreted as around 14 days, depending on the nature of the repair.
When a tenant submits a maintenance request through Abode, the system uses AI analysis to automatically categorise the request as urgent or non-urgent based on the description and any attached photos. The AI considers the type of issue, the affected systems, and whether there is a potential safety or habitability concern.
Urgent requests are flagged immediately and trigger a priority notification to the landlord via email and in-app alert. Non-urgent requests follow the standard notification flow. Landlords can override the categorisation if they believe the urgency has been misjudged, but the AI classification provides a strong starting point that helps ensure urgent issues are not overlooked.
This automated triage means tenants get faster responses on critical issues, and landlords can prioritise their time and budget effectively, focusing on what matters most first.