Repairs are one of the most common issues landlords and tenants deal with during a tenancy, but not every maintenance request is an emergency.
Knowing the difference between urgent repairs and non-urgent repairs is essential for both landlords and tenants, as different timeframes and legal obligations apply under Western Australian tenancy laws.
For landlords, understanding your repair obligations helps protect your investment, minimise costly damage, and reduce the risk of disputes.
For tenants, knowing what qualifies as an urgent repair helps ensure the right action is taken when something goes wrong.
What Are Your Obligations as a Landlord?
As a landlord in Western Australia, you have a legal obligation to maintain your rental property in a reasonable state of repair throughout the tenancy.
Under the Residential Tenancies Act 1987 (WA), landlords must arrange repairs within the required timeframes once they become aware of a maintenance issue. The urgency of the repair determines how quickly action must be taken.
Repairs generally fall into two categories:
- Urgent repairs, which require immediate attention; and
- Non-urgent repairs, which should be completed within a reasonable timeframe.
What Counts as an Urgent Repair?
Under WA rental laws, repairs generally fall into two categories:
- Essential service repairs; and
- Other urgent repairs.
Urgent repairs are those that:
- present a risk to health or safety;
- make the property insecure;
- threaten significant damage to the property; or
- prevents the tenant from reasonably living in the home.
Both require prompt action from the landlord or property manager.
Essential Service Repairs in WA
Essential service repairs involve the loss or failure of critical services that are necessary for the safe occupation of a rental property. These urgent repairs can pose a risk to health or safety, cause significant property damage, or make the home unsuitable to live in. Because of their importance, WA rental laws require landlords or property managers to arrange an appropriately qualified repairer within 24 hours of becoming aware of the issue.
Examples of essential service repairs include:
- burst water pipes or burst water services
- gas leaks
- failure of the hot water service
- sewage leaks or blockages
- dangerous electrical faults
Other Urgent Repairs
Some repairs are not classified as essential service repairs but are still considered urgent because delaying them could:
- expose a person to the risk of injury;
- cause damage to the premises or any property; or
- cause undue hardship or inconvenience to the tenant.
Examples of other urgent repairs include:
- Roof leaks causing water damage
- Broken external doors or locks affecting security
- Unsafe structures
- Storm or fire-related damage
For other urgent repairs, landlords or property managers must contact a suitably qualified repairer within 48 hours of becoming aware that the repair is required.
What Counts as a Non-Urgent Repair?
Non-urgent rental property repairs are maintenance issues that do not pose an immediate risk to health, safety, security or essential services. Although these repairs do not require immediate action, landlords are still expected to arrange them within a reasonable timeframe to maintain the property in a reasonable state of repair.
Common examples include:
- Minor maintenance items
- Damaged cupboard doors or handles
- Cosmetic damage
- Minor dripping taps
- Small leaks that are not causing damage
- General wear and tear
How Long Do Non-Urgent Repairs Take?
Unlike urgent repairs, the Residential Tenancies Act 1987 (WA) does not specify a fixed timeframe for completing non-urgent repairs. Instead, landlords are expected to arrange repairs within a reasonable time, taking into account factors such as:
- The nature and severity of the repair
- Whether the issue is likely to worsen if left unattended
- The availability of suitably qualified tradespeople/parts
- Access arrangements with the tenant
Tenant Rights During Repairs
Tenants have the right to live in a property that is safe, secure, and properly maintained.
Tenant rights include:
- Reporting urgent and non-urgent repair issues
- Having urgent repairs addressed promptly
- Being kept informed about repair arrangements
- Receiving appropriate notice before entry for repairs
Unless the tenant agrees otherwise, landlords, property managers and tradespeople must generally provide at least 72 hours’ written notice before entering the property to carry out non-urgent repairs.
Tenants also have responsibilities, including:
- Reporting issues promptly
- Taking reasonable care of the property
- Allowing reasonable access for repairs
- Not causing damage through misuse or negligence
Good communication between the landlord, property manager, tenant and tradesperson helps keep rental property maintenance on track, ensures repairs are completed efficiently, and reduces the likelihood of minor issues becoming major repairs.
Urgent Repairs vs Non-Urgent Repairs: Quick Examples
| Repair Issue | Category |
| Burst water pipe | Urgent – essential service |
| Gas leak | Urgent – essential service |
| No hot water | Urgent – essential service |
| Dangerous electrical fault | Urgent – essential service |
| Roof leak causing water damage | Urgent |
| Broken security lock | Urgent |
| Unsafe balcony railing | Urgent |
| Minor dripping tap | Non-urgent |
| Broken cupboard handle | Non-urgent |
| Cosmetic damage | Non-urgent |
Frequently Asked Questions
Can a tenant organise urgent repairs themselves?
Yes. If the landlord or property manager cannot be contacted, or fails to arrange an urgent repair within the required timeframe, tenants may be able to arrange the repair themselves in accordance with the Residential Tenancies Act 1987 (WA). Tenants should retain receipts and notify the landlord or property manager as soon as possible.
Can landlords choose their own tradespeople?
Yes. In most cases, the landlord or property manager will appoint the repairer. Tenants should not arrange non-urgent repairs themselves unless authorised.
Who pays for repairs?
Landlords are generally responsible for maintaining the property. However, tenants may be responsible for the cost of repairs where damage has been caused through misuse, negligence or a breach of the tenancy agreement.
Final Thoughts for WA Landlords
Understanding the difference between urgent repairs, emergency rental repairs and non-urgent rental property repairs is essential for every landlord. Knowing your responsibilities under WA rental laws helps protect your investment, support your tenants and ensure repairs are managed within the required timeframes.
Acting promptly when maintenance issues arise can minimise costly property damage, preserve the condition of your investment property and reduce the risk of tenancy disputes.
At Real Property WA, we provide proactive property management with reliable maintenance coordination, trusted local tradespeople and clear communication throughout every stage of the tenancy. From urgent repairs and emergency maintenance to routine rental property repairs, our experienced team takes the stress out of managing your investment.
If you’re looking for a property manager who understands rental legislation and is committed to protecting your investment, contact Real Property WA today to find out how we can help manage your property.
