Topic Guide — Repairs
Repairs & Maintenance
Something broken at your rental? You have legal rights. Here's exactly what your landlord must do — and what you can do if they don't.
Your rights, step by step
Your landlord must keep the property in good repair
Under WA law, your landlord is legally required to maintain the property in a reasonable state of repair — this includes the roof, walls, plumbing, electrical systems, and any appliances included in your lease.
s.42 RTA 1987Tip: Take photos of any damage when you move in and when issues appear. Use timestamps if possible — it's your evidence if anything is disputed.
Report the repair in writing
Always notify your landlord or property manager about repairs in writing (text, email, or letter). This creates a paper trail and starts the legal clock for them to respond.
Tip: Use our "Formal repairs request" template letter in the Letters tool to make this easy.
They have 14 days to fix non-urgent repairs
For routine repairs, your landlord must complete the work within a reasonable time — generally taken as 14 days for non-urgent issues. Urgent repairs (like burst pipes or gas leaks) must be addressed immediately.
s.42 RTA 1987If they don't act, you can apply to the Magistrates Court
If your landlord fails to make repairs after you've notified them in writing, you can apply for a Repair Order from the Magistrates Court. You may also be entitled to compensation for any harm caused.
s.42A RTA 1987Tip: Before going to court, try contacting Consumer Protection WA — they offer free dispute resolution services.
Urgent repairs have special rules
If there's an urgent repair (e.g. a broken heater in winter, flooding, gas leak), you may be able to organise the repair yourself and claim back the cost — up to $1,800 — if your landlord can't be reached.
s.43A RTA 1987Common questions
Can my landlord charge me for repairs?+
Only if the damage was caused by you, your family, or guests through misuse or neglect. Normal wear and tear is always the landlord's responsibility.
What counts as an "urgent" repair?+
Urgent repairs include: burst water service, blocked or broken toilet, serious roof leak, gas leak, dangerous electrical fault, flooding, or any issue that makes the property unsafe or uninhabitable.
Can I withhold rent if repairs aren't done?+
No — withholding rent is not legal in WA and could get you evicted. Instead, apply to the Magistrates Court for a Repair Order or contact Consumer Protection WA.
What's "fair wear and tear"?+
Fair wear and tear is the normal deterioration of a property from everyday use — like carpet wearing out, paint fading, or door handles loosening over time. This is ALWAYS the landlord's cost, not yours.
Still unsure?
Ask our AI assistant
Get a specific answer to your situation — cited directly from the Residential Tenancies Act 1987.