Can I make repairs myself and deduct the cost from rent in New South Wales?

Q: Can a landlord deduct cleaning costs from my bond in NSW?

Yes, a landlord can deduct cleaning costs from your bond in NSW, but only if the property is not reasonably clean. The law requires you to leave the premises in the same condition as when you moved in, minus fair wear and tear. They cannot charge for a professional clean automatically if it is already clean.

Q: What repairs is my landlord legally required to fix in New South Wales?

Yes, your landlord is legally required to provide and maintain the property in a reasonable state of repair in New South Wales. This includes fixing both urgent issues, like burst water pipes or gas leaks, and non-urgent problems, such as a broken stove or leaking taps, provided the damage wasn't caused by your negligence.

Q: What happens if my landlord refuses to release my bond in New South Wales?

If your landlord refuses to release your bond in NSW, you do not need to wait for their approval. You can immediately claim your bond directly through NSW Fair Trading's Rental Bonds Online system. The landlord will then have 14 days to dispute your claim by applying to the NSW Civil and Administrative Tribunal (NCAT).

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Answer

No, you cannot simply make repairs yourself and deduct the cost directly from your rent in New South Wales. You are legally required to continue paying your rent in full. However, for specific urgent repairs, you can arrange the work yourself up to the value of $1,000 and claim a reimbursement from your landlord.

NSW Fair Trading - Repairs, maintenance and damage

Last UpdatedApril 30, 2026

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How it works in practice

Withholding Rent is Illegal

In New South Wales, tenants are strictly prohibited from withholding rent to pay for repairs, regardless of how necessary the repairs might be. If you deduct repair costs directly from your rent payments, you risk breaching your residential tenancy agreement. This breach can result in your landlord issuing a termination notice and legally evicting you from the property.

Urgent vs Non-Urgent Repairs

The law distinguishes heavily between urgent and non-urgent repairs. For non-urgent maintenance issues, you must notify your landlord or property agent in writing and wait for them to arrange the necessary work. You cannot hire a tradesperson or do the work yourself without their explicit written permission.

Reimbursement for Urgent Repairs

If an issue qualifies as an urgent repair under NSW law—such as a burst water service, dangerous electrical fault, or severe roof leak—you have specific rights. You must first attempt to contact the landlord or their nominated emergency tradesperson. If you cannot reach them or they fail to act quickly, you can arrange for a licensed professional to perform the repair. You can pay up to $1,000 out of pocket and must submit a written request for reimbursement along with the receipts. The landlord is legally required to pay you back within 14 days of receiving your notice.

Important exceptions

There are specific exceptions regarding when a landlord is legally obligated to reimburse a tenant for urgent repair costs.

The landlord does not have to pay you back if the damage was caused directly by you, your household, or your invited guests, either intentionally or through negligence.

Additionally, you will not be reimbursed if you failed to make a reasonable attempt to contact the landlord or their nominated tradesperson before arranging the repair.

Finally, the landlord is not required to reimburse you if the repair was carried out by someone who did not hold the appropriate licensing or qualifications for the work completed.

What you should do now

Contact your landlord or real estate agent immediately in writing to report the necessary repair.
Check your tenancy agreement for the contact details of the nominated emergency tradesperson if the repair is urgent.
Arrange for a licensed tradesperson to fix the urgent issue up to $1,000 only if the landlord or nominated contact is unavailable.
Pay the tradesperson directly and ensure you receive a detailed, formal receipt for the completed work.
Send your landlord a written demand for reimbursement with the receipt attached, requiring payment within 14 days.

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