Who’s responsible for repairs?

The property manager/owner or provider is responsible for keeping the property in good condition and fit for the tenant/resident to live in.

The tenant/resident is responsible for looking after the property/room and keeping it clean and undamaged.

Tenants/residents should notify their property manager/owner or provider as soon as they become aware of a problem and not leave it until they are moving out of the property. 

Fast facts

  • If a tenant/resident or their guest damages the property, they may have to pay for the repairs.

Responsibility of the property manager/owner or provider:

  • The property manager/owner generally carries out any repairs or organises someone to do so; the tenant/resident should not carry out the repair without written permission.
  • They should organise to repair the problem within a reasonable time. If they do not the tenant/resident can issue a Notice to remedy breach (Form 11) giving them 7 days to fix the problem. Rooming accommodation residents use Form R11 giving 5 days to remedy the issue.
  • If the problem has not been fixed, the RTA encourages tenants/residents and property managers/owners to try to resolve the issue by discussing the matter. If you are still unable to agree, you may apply for dispute resolution.

When fixing a problem the rules for Entry to the property and entry notice periods must be adhered to.

An example of who’s responsible: If the tenant breaks a window by throwing something through it, they are responsible and have to pay. If a window breaks because the putty comes loose due to age without the tenant knowing, and the window falls out, that may be fair wear and tear and the property manager/owner/agent may have to pay.

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The local scenery

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