My rental provider won’t do repairs in Victoria, what are my rights?
Victorian renters’ rights when an agent or rental provider ignores repair requests, urgent vs non-urgent repairs, CAV reports, and VCAT orders.
Regulator
Consumer Affairs Victoria and VCAT
Key legislation
Residential Tenancies Act 1997 (Vic)
Dispute path
Letter first, deadline tracked. If they go quiet, escalation to Consumer Affairs Victoria and VCAT is prepped and ready.
Victoria’s Residential Tenancies Act 1997 draws a sharp line between urgent and non-urgent repairs, and the rules changed in renters’ favour with the 2021 reforms. Urgent repairs, things like a failed hot water service, a serious leak, a dangerous electrical fault, or a breakdown of essential heating, must be dealt with immediately. If the rental provider or agent does not act, you can arrange the urgent repair yourself and be reimbursed up to the prescribed amount, or go to VCAT for an urgent hearing.
For non-urgent repairs, give written notice describing the problem. The rental provider then has 14 days to carry out the repairs. If nothing happens, you can ask Consumer Affairs Victoria to inspect and issue a report, and you can apply to VCAT for a repair order. Rental properties must also meet minimum standards, functioning heating in the main living area, working locks, structural soundness, and more, and a property falling short of minimum standards is itself grounds for action, not just a maintenance request.
Keep everything in writing: dated repair requests, photos of the problem, and the agent’s responses or silence. Do not stop paying rent, withholding rent puts you in breach and hands the other side leverage. The correct pressure points are the CAV repairs inspection, a VCAT repair order, and where the problem reduced your use of the property, a claim for compensation or a rent reduction for the period the property was substandard.
Frequently asked questions
What counts as an urgent repair?
The Act lists them, including burst water services, failed hot water, gas leaks, dangerous electrical faults, serious leaks or flooding, and failure of essential heating or cooling. Urgent repairs must be fixed immediately.
Can I pay for an urgent repair and get the money back?
Yes, up to the prescribed cap, if you followed the process and the rental provider failed to act. Keep the invoice and all correspondence.
How long do they have for non-urgent repairs?
14 days after your written notice. After that you can seek a CAV inspection report and apply to VCAT for a repair order.
Should I withhold rent until repairs are done?
No. Withholding rent risks a breach notice against you. Use CAV and VCAT, and claim compensation or a rent reduction instead.
What are minimum standards?
Legal baseline requirements every Victorian rental must meet, including heating, locks, and structural soundness. A property below minimum standards strengthens your case considerably.
Can I be evicted for asking for repairs?
Retaliatory action is challengeable. Notices to vacate issued in response to a renter exercising their rights can be contested at VCAT.
What can I do if the landlord doesn’t fix things in Victoria?
Send a written repair request and keep a dated copy. Under the Residential Tenancies Act 1997 (Vic), urgent repairs must be dealt with immediately and non-urgent repairs within 14 days of written notice. If nothing happens, ask Consumer Affairs Victoria for a repairs inspection and apply to VCAT for a repair order.
Can VCAT order my rental provider to do repairs?
Yes. VCAT can make a repair order, and where the problem reduced your use of the home it can also deal with compensation or a rent reduction for the affected period. Bring your written requests, photos, and the CAV report if you have one.
What if Real estate agent (VIC) just ignores my letter?
Silence is not a dead end, it is a deadline breach. Real estate agent (VIC) is expected to respond to a formal complaint within 30 days. Build your letter with us and we track that deadline for you: a countdown check-in two weeks in, and if they miss the deadline, your escalation to your state tenancy tribunal (NCAT in NSW, VCAT in Victoria, QCAT in Queensland, or equivalent) arrives pre-filled and ready to lodge. Escalating is free.
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