Start with written documentation
Before escalating, ensure you have made at least one formal written repair request with a clear description of the problem and a reasonable deadline for action. If you haven't done this, do it now — any tribunal or authority will expect you to have given the landlord a written opportunity to fix the issue.
Keep copies of all correspondence — your email sent folder, screenshots of text messages, and any physical letters. Do not rely on verbal agreements or conversations. If you spoke to your landlord on the phone, send a follow-up email summarising what was discussed.
Step 1 — Send a formal final notice
If the landlord hasn't responded or acted after your initial request, send a formal final notice. State clearly:
- •The repair that is outstanding
- •When you first reported it
- •That if it is not fixed by [specific date], you will seek assistance from [state tenancy authority]
- •That you reserve your rights to apply to the tribunal for a repair order and/or rent reduction
Step 2 — Contact your state tenancy authority
If the formal notice is ignored, contact your state tenancy authority. They can:
Tenancy authority advice is free and confidential. They are neutral — they will tell you if your repair request is reasonable or if the landlord has a valid reason for delay. If your claim is strong, they will help you pursue it.
- •Provide advice on your specific situation
- •Mediate between you and the landlord
- •Issue formal notices requiring the landlord to carry out repairs
- •Refer the matter to the tribunal
Step 3 — Apply to the tribunal for a repair order
If mediation doesn't resolve it, apply to your state tribunal for a repair order. The tribunal can order the landlord to carry out specific repairs within a set timeframe and/or compensate you for any loss or damage arising from the landlord's failure to act. Application fees are low (typically $40–$80).
Can you arrange the repair yourself and deduct the cost from rent?
For urgent repairs only, most states allow you to arrange the repair yourself (up to a cost limit) and either deduct the cost from rent or be reimbursed. This right does NOT apply to non-urgent repairs in most states — doing so without authority could be a breach of your tenancy agreement. Do not withhold rent as a bargaining chip; this is generally unlawful and can result in eviction proceedings against you.
When unresolved repairs affect habitability
If an unresolved repair has rendered part of the property uninhabitable — e.g., a broken heater in winter, mould from an unresolved leak, a non-functional bathroom — you may apply for a rent reduction order from the tribunal. The tribunal will reduce your rent proportionally for the period the issue persisted. Document the impact carefully.
This guide provides general information based on current Australian tenancy legislation. It is not legal advice. Always verify with the relevant state tenancy authority or a qualified professional for your specific situation. Last verified: January 2026.