While many rental issues occur unexpectedly, others are foreseeable.
Some examples:
- Months pass without receiving a single request.
- The first repair request arrives suddenly, followed by a rapid succession of requests.
In both cases, regardless of whether they’re routine or emergency requests, knowing your rights and responsibilities as a landlord can help prevent costly disagreements with your tenant.
When Must Repairs Be Made?
As per Section 42 of the Residential Tenancies Act 1987 (WA), landlords are obligated to provide their residential premises in a reasonable state of cleanliness and repair at the beginning of the tenancy.
Section 42(2)(b) also requires the landlord to maintain the dwelling in a reasonable state of repair throughout the term of the agreement, taking its age and character into account.
“Reasonable repair” does not mean brand new.
Old houses are acceptable. Original kitchens and bathrooms can be acceptable, as long as they meet the relevant requirements and are maintained appropriately.
However, if any item in the property deteriorates and requires repair, it is usually the landlord’s responsibility to arrange it, provided the tenant hasn’t caused the damage.
This would include issues such as:
- Roof leaks
- Broken windows
- Cracked walls, where repairs are necessary
What About Routine Maintenance?
Routine maintenance is a bit trickier.
Unlike urgent repairs, there is no single fixed deadline for completing a non-essential task.
Non-essential tasks should generally be requested in writing by the tenant.
Once the request has been received, a reasonable amount of time should be allowed to complete the maintenance.
What is considered “reasonable” depends on the type of maintenance involved.
Loose cabinet handles are much simpler to repair than a burst water pipe.
If a tenant reports a broken door latch and six weeks pass without any action being taken, there may be grounds to question whether the landlord has met their maintenance obligations.
Urgent Repairs – Deadlines Apply!
Urgent repairs differ significantly.
Under WA legislation, landlords must arrange for a suitable repairer to carry out repairs to essential services within 24 hours of notification.
This applies to essential services such as:
- Electricity
- Gas
- Water supply
- Hot water supply
- Sewerage and wastewater management
- A functioning refrigerator, if supplied with the property
Air conditioning is not automatically classified as an essential service under these rules, although a fault may still require attention depending on the circumstances.
Other urgent repairs must be arranged within 48 hours.
Examples of repairs that may qualify as urgent include:
- Serious roof leaks
- External doors that pose a risk to personal safety
- Burst pipes
The deadlines apply to arranging the work.
Completion times will vary based on the availability of materials and/or contractors.
Ultimately, the landlord remains responsible for ensuring that the work is carried out as soon as practicable.
Managing Ordinary Maintenance Requests
Managing maintenance requests is rarely exciting.
Whether it is a loose handle, a damaged screen door, patching damaged areas of a wall, replacing a broken section of fence or gate, etc., most maintenance requests will be routine in nature.
Property managers normally manage multiple properties simultaneously.
When self-managing, it is easy for small jobs to become lost in day-to-day activities.
Receiving a query, intending to contact a tradesperson, and forgetting about it until you receive another message from the tenant two weeks later can happen.
Keep a log or diary listing all queries received and completed maintenance.
Even a basic spreadsheet listing dates, times, photographs and tradesperson details will suffice.
Record previous attempts to rectify any ongoing problems.
Gate hinges dropping continuously? Water entering the same location repeatedly? Have previous attempts been documented? Document everything.
We have created a rental inspection checklist for regular inspections that details common areas of concern for landlords.
How Do I Know Whether Repairs Are Being Carried Out?
Tenants should notify the landlord of any issues as soon as practicable, preferably in writing or electronically so there is a record.
Should no action occur following notification, a follow-up is warranted.
For urgent repairs, where the landlord or property manager cannot be contacted, or fails to make the necessary arrangements within the applicable timeframe, tenants may arrange the minimum necessary work themselves using a suitably qualified tradesperson and seek reimbursement for reasonable costs incurred.
For non-urgent repairs, tenants should follow up in writing. They cannot arrange this work themselves without the landlord’s written permission.
Please note that these options are governed by WA tenancy law. Consult Consumer Protection WA’s website for current information before proceeding with repairs yourself.
In cases of continued neglect by the landlord to undertake necessary repairs, tenants may use the formal breach or dispute process and contact Consumer Protection WA for assistance.
Consumer Protection WA will outline available options. Disputes may result in court proceedings. Non-payment of rent due to unresolved maintenance issues is not permitted.
From your end, effective communication and access to competent tradespeople will assist greatly in avoiding potential disputes related to maintenance.
It is impossible to guarantee an immediate response from tradespeople during peak periods; however, timely acknowledgement of any query and prompt communication regarding expected timelines will significantly reduce tension with your tenant.
Likewise, engaging the appropriate licensed tradesperson will minimise frustration associated with addressing unusual or complex repairs.
Finding Tradespeople for Smaller Jobs
While securing someone for a major repair is relatively straightforward, locating someone prepared to attend to three little ones can sometimes prove more difficult.
It seems counterintuitive; however, this is where many landlords experience frustration.
Three little jobs: adjust the bedroom door, patch some plaster, repair the back gate so it latches, replace some damaged fittings, etc., are not large enough projects to warrant calling in a renovation team.
At Property Maintenance Perth WA, we conduct general repairs and handyman services for private landlords, individuals and property managers in Perth.
Services include: door adjustments, minor carpentry work, repairing damaged fences and gates, patching holes in walls, etc. … to name a few.
If you have multiple jobs at one property, please send us the entire list instead of sending individual enquiries.
We operate throughout much of Perth, including inner-city suburbs through to Joondalup. Should you be located elsewhere or unsure whether we visit your local suburb, please feel free to enquire and we’ll advise accordingly.
Generally speaking, we endeavour to reply to all enquiries within 24 hours, depending on our schedule and current workload.
Actual booking time will depend upon the nature and complexity of the work requested, along with tradesperson availability.
Please provide us with the following information when making an enquiry:
- Property address
- Brief description of work required
- Any photographs (if applicable)
Alternatively, please contact us via email at sales@propertymaintenanceperthwa.com.au or call us on 0401 794 305.
This is general information, not legal advice — check the current rules with Consumer Protection WA for your situation.
