Who Pays for Repairs? Landlord vs Tenant Explained (Victoria Guide)
- Jul 24
- 6 min read
Who Pays for Repairs? Landlord vs Tenant Explained
One of the most common questions in property management is:
"Who is responsible for paying for repairs—the landlord or the tenant?"
The answer isn't always as straightforward as many people think.
In Victoria, the Residential Tenancies Act outlines the responsibilities of both landlords and tenants. Understanding these responsibilities can help avoid unnecessary disputes, protect your investment, and maintain a positive landlord-tenant relationship.
Let's break it down.
The General Rule
In most situations:
Landlords are responsible for repairs caused by normal wear and tear or building defects.
Tenants are responsible for damage caused by themselves, their family members, guests, or pets.
The key question is:
Was the issue caused by normal use, or was it caused by negligence or damage?
Repairs the Landlord Usually Pays For
A landlord must provide and maintain the property in a safe and reasonably liveable condition.
Common landlord responsibilities include:
✅ Plumbing Issues
Burst water pipes
Leaking water service
Blocked sewer drains
Failed hot water service (not caused by tenant misuse)
✅ Electrical Problems
Faulty wiring
Broken power circuits
Switchboard faults
Smoke alarm repairs (unless damaged by the tenant)
✅ Structural Repairs
Roof leaks
Broken gutters
Wall cracks
Damaged ceilings
Foundation issues
✅ Heating & Cooling
If supplied with the property:
Heating system failures
Built-in air conditioner faults (not caused by tenant damage)
✅ Appliances Included in the Lease
If these appliances were provided by the landlord:
Oven
Cooktop
Dishwasher
Rangehood
Garage door motor
Built-in exhaust fans
The landlord is generally responsible for repairing or replacing them when they fail due to age or normal use.
✅ General Wear and Tear
Examples include:
Carpet worn over time
Faded paint
Loose door handles from age
Old tap washers
Window seals deteriorating
These are considered part of owning an investment property.
Repairs the Tenant May Need to Pay For
Tenants must take reasonable care of the property.
If damage occurs because of negligence, misuse, or accidental damage, tenants may be responsible for the repair costs.
Examples include:
❌ Broken Windows
If a football breaks a window or a guest accidentally damages it, the tenant is generally responsible.
❌ Holes in Walls
Examples include:
Large holes
Broken plaster
Damage from moving furniture
Unapproved mounting causing significant damage
❌ Pet Damage
Examples include:
Scratched doors
Chewed skirting boards
Torn flyscreens
Damaged carpets
❌ Blocked Drains Caused by Misuse
Examples:
Wet wipes
Cooking grease
Toys
Excessive hair build-up caused by poor maintenance
If a plumber confirms the blockage was caused by misuse, the tenant may be liable.
❌ Lost Keys
If tenants lose keys or require emergency locksmith services because they locked themselves out, they usually pay those costs.
❌ Broken Fixtures Through Misuse
Examples:
Broken blinds
Damaged internal doors
Cracked vanity basins
Broken toilet seats due to misuse
What About Light Bulbs?
This is one of the most frequently asked questions.
Generally:
Tenants replace standard light bulbs during the tenancy.
If the issue is caused by an electrical fault rather than a blown bulb, the landlord is responsible.
For hard-to-access fittings or specialised lighting, responsibility may depend on the circumstances.
What Is Considered Normal Wear and Tear?
Normal wear and tear happens naturally through everyday living.
Examples include:
✔ Carpet flattening with age
✔ Minor paint fading
✔ Door handles becoming loose
✔ Curtains fading from sunlight
✔ Minor scratches on flooring from ordinary use
These are not considered tenant damage.
What Is Tenant Damage?
Tenant damage usually results from carelessness, misuse, or accidental actions.
Examples include:
✘ Large wall holes
✘ Burn marks on carpets
✘ Broken windows
✘ Damaged benchtops
✘ Water damage caused by failing to report a leak promptly
Urgent Repairs
Some repairs require immediate attention.
Examples include:
Burst water service
Dangerous electrical faults
Gas leaks
Serious roof leaks
Flooding
Broken hot water service
Failure of an essential service such as heating where required
If an urgent repair is reported, landlords should arrange repairs as quickly as possible to comply with Victorian tenancy laws.
Why Reporting Problems Early Matters
Tenants should report maintenance issues as soon as they notice them.
For example:
A small leaking tap may seem insignificant, but if left unreported for months it could cause:
Water damage
Mould
Cabinet deterioration
Higher repair costs
Prompt reporting helps minimise damage and keeps repair costs lower for everyone.
How a Good Property Manager Helps
An experienced property manager can:
Determine who is responsible for repairs.
Arrange qualified tradespeople.
Obtain quotes where appropriate.
Keep landlords informed throughout the process.
Ensure repairs comply with Victorian tenancy legislation.
Maintain clear communication with tenants.
Keep detailed maintenance records.
This helps reduce disputes and protects both the landlord and the tenant.
Final Thoughts
Knowing who pays for repairs helps avoid confusion and keeps rental relationships running smoothly.
In general:
Landlord responsibilities:
Building maintenance
Essential services
Appliances supplied with the property
Normal wear and tear
Structural repairs
Tenant responsibilities:
Damage they cause
Damage caused by guests or pets
Lost keys
Misuse of fixtures
Failure to take reasonable care of the property
Every maintenance issue is different, and responsibility depends on the specific circumstances and the cause of the damage. When in doubt, seeking advice from a professional property manager can help resolve issues fairly and efficiently.
Need Help Managing Your Investment Property?
At Core Elite Real Estate, we help Melbourne landlords manage maintenance issues professionally, coordinate trusted local tradespeople, and ensure repairs are handled in accordance with Victorian tenancy requirements.
Whether you're a first-time investor or have a growing portfolio, our experienced property management team is here to help protect your investment and reduce the stress of day-to-day management.
FAQ
1. Who pays for repairs in a rental property in Victoria?
Generally, landlords are responsible for repairs caused by normal wear and tear, ageing, or structural issues. Tenants are responsible for damage caused by themselves, their guests, or their pets, as well as damage resulting from negligence or misuse.
2. What is considered normal wear and tear?
Normal wear and tear refers to the natural deterioration of a property through everyday use. Examples include faded paint, worn carpet, loose door handles, and ageing fixtures. These are usually the landlord's responsibility.
3. What damage is a tenant responsible for?
A tenant is generally responsible for damage they or their visitors cause, including broken windows, large holes in walls, damaged appliances due to misuse, pet damage, or blocked drains caused by improper use.
4. Who pays for urgent repairs in Victoria?
Landlords are generally responsible for arranging and paying for urgent repairs involving essential services or safety issues, such as burst water pipes, dangerous electrical faults, gas leaks, serious roof leaks, or failed hot water systems. Victorian tenancy laws require urgent repairs to be addressed promptly.
5. Are tenants responsible for replacing light bulbs?
In most cases, tenants are responsible for replacing standard light bulbs during their tenancy. However, if the issue is caused by an electrical fault or involves specialised lighting that requires professional assistance, the landlord may be responsible.
6. What happens if a tenant accidentally damages the property?
If the damage was caused by the tenant, their household members, guests, or pets, the tenant may be required to pay for the repair or compensate the landlord for the damage, depending on the circumstances.
7. What should tenants do if something needs repairing?
Tenants should report maintenance issues to the landlord or property manager as soon as they become aware of them. Reporting problems early can help prevent further damage and reduce repair costs.
8. Can a landlord charge a tenant for every repair?
No. A landlord cannot charge a tenant for repairs that result from normal ageing, fair wear and tear, or defects that are the landlord's responsibility. Charges generally apply only where the tenant has caused the damage or failed to take reasonable care of the property.
9. How can a property manager help with repair disputes?
A professional property manager can assess maintenance issues, determine responsibility based on the circumstances and Victorian tenancy laws, arrange qualified tradespeople, keep detailed records, and help resolve disputes fairly between landlords and tenants.
10. Do landlords have to fix appliances included with the rental property?
Yes. If appliances such as an oven, cooktop, dishwasher, air conditioner, or garage door opener were supplied as part of the rental property, landlords are generally responsible for repairing or replacing them when they fail due to normal use or age, unless the damage was caused by the tenant.
Disclaimer
This article provides general information only and should not be considered legal or financial advice. Residential tenancy laws may change, and each maintenance issue depends on its individual circumstances. Landlords and tenants should refer to the Victorian Residential Tenancies Act, Consumer Affairs Victoria guidance, or seek independent professional advice where appropriate.
