Repairs not being done
You've reported a repair and your landlord hasn't fixed it. Here's what the law says and exactly what to do next.
What's happening
Your rental has a problem — a leaking tap, broken heater, damaged window, or something else — and your landlord or property manager hasn't done anything about it.
This is one of the most common issues WA renters face. The good news: the law is clearly on your side. Your landlord has a legal obligation to keep the property in a reasonable state of repair.
Your rights
The Residential Tenancies Act 1987 is clear about your landlord's repair obligations. Here's what it says in plain English.
What the law says
Your landlord must maintain the property in a reasonable state of repair, including the structure, fixtures, and any appliances included in the lease.
s.42 RTA 1987Non-urgent repairs must be completed within a reasonable time — generally 14 days after being notified.
s.42 RTA 1987Urgent repairs (burst pipes, gas leaks, broken locks, flooding) must be addressed immediately. If your landlord can't be reached, you can arrange the repair yourself and claim back up to $1,800.
s.43A RTA 1987If the landlord fails to repair after written notice, you can apply for a Repair Order from the Magistrates Court. You may also be entitled to compensation.
s.42A RTA 1987You cannot withhold rent even if repairs aren't done. Doing so could result in a breach notice against you.
Your action plan
Follow these steps in order. Most repairs issues are resolved at step 2 — a written request is often all it takes.
What you should do
Document the problem
Take clear photos or videos of the issue. Include timestamps. Note when the problem started and any impact on your daily life.
Send a written repair request
Notify your landlord or property manager in writing (email, text, or letter). This creates a paper trail and starts the legal clock.
Use our repair request templateWait 14 days for non-urgent repairs
Your landlord has a reasonable period to arrange the repair — generally 14 days for non-urgent issues. Keep records of any follow-up communication.
Contact Consumer Protection WA
Consumer Protection WA offers free dispute resolution. They can contact your landlord on your behalf and try to resolve it without going to court.
Consumer Protection WALast resort: apply for a Repair Order
Apply to the Magistrates Court for a Repair Order. The court can order your landlord to complete the repairs and may award you compensation.
Is this an urgent repair?
Urgent repairs include anything that makes the property unsafe or uninhabitable. Your landlord must act immediately.
If they can't be reached, you can arrange the repair yourself and claim back up to $1,800.
What counts as urgent?
Need more help?
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