How long does a landlord have to fix an urgent repair in NSW?

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

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.

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.

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Answer

A landlord must arrange for urgent repairs to be fixed as soon as possible in New South Wales. While the law does not specify an exact number of hours or days, it mandates immediate action for critical issues like burst water services, gas leaks, or dangerous electrical faults to ensure the property remains safe and habitable for the tenant.

NSW Fair Trading - Repairs, maintenance and damage

Last UpdatedApril 30, 2026

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How it works in practice

When an emergency strikes at your rental property, knowing your rights ensures you can act quickly.

Understanding Urgent Repairs

In New South Wales, the law distinguishes between urgent and non-urgent repairs. Urgent repairs include severe issues like a burst water service, a gas leak, a serious roof leak, dangerous electrical faults, or a total failure of essential services like hot water, cooking, or heating.

Timeframes for Landlords

The Residential Tenancies Act 2010 does not define a strict timeline, such as 24 or 48 hours. Instead, it states that landlords or agents must attend to urgent repairs as soon as possible. Because these issues affect the immediate safety, security, or habitability of the property, the expectation is that they act without delay.

Tenant Rights for Urgent Repairs

If the landlord or agent cannot be contacted or fails to act urgently, you have the right to arrange the repair yourself. However, you must use a licensed professional, preferably one listed in your tenancy agreement. The landlord is legally required to reimburse you for the costs up to a thousand dollars within 14 days of you providing written notice and receipts. If they refuse, you can escalate the matter to the NSW Civil and Administrative Tribunal for an urgent hearing.

Important exceptions

The primary exception involves the cost cap and the choice of tradesperson. If you organize the urgent repair yourself, the landlord is only legally obligated to reimburse you up to $1,000. If the repair costs more than this, you may be out of pocket for the difference unless you get prior written approval.

Additionally, you cannot simply stop paying rent to compensate for the repair costs. Withholding rent is a strict breach of your tenancy agreement. Finally, the issue must strictly meet the legal definition of an urgent repair; otherwise, the standard repair timeline applies, and you cannot claim emergency reimbursement.

What you should do now

Contact your landlord or real estate agent immediately by phone to report the urgent repair and follow up in writing.
Check your residential tenancy agreement for the contact details of the landlord's nominated emergency tradespeople if you cannot reach the agent.
Arrange for a licensed tradesperson to perform the repair if the landlord is unreachable or fails to act urgently.
Pay the tradesperson and keep all tax invoices, receipts, and a written report detailing the cause of the urgent fault.
Provide your landlord with written notice of the repair, including copies of the receipts, to request your reimbursement of up to $1,000.

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