The short version: You must keep the property in good repair and pay for any repair that isn't the renter's fault. Urgent repairs must be done immediately. Non-urgent repairs must be arranged within 14 days of a written request. If you don't act on an urgent repair, the renter can arrange it themselves up to $2,500 and you must reimburse them within 7 days.
Your general duty to repair
As a rental provider in Victoria you must keep the rented premises in good repair and in a reasonably fit and suitable condition to live in. The rule of thumb is simple: you organise and pay for all repairs that are not the renter's fault. Renters are responsible only for damage they or their guests cause — not for normal wear and tear, and not for things that simply break or wear out over time.
When you're self-managing, that duty lands directly on you. There's no property manager triaging requests, chasing tradespeople, or keeping the paper trail — which is exactly where self-managing landlords get caught out.
Urgent repairs — must be done immediately
The law sets out a specific list of urgent repairs. If any of these happen, you (or your tradesperson) must arrange the repair immediately:
- A burst water service
- A blocked or broken toilet system
- A serious roof leak
- A gas leak
- A dangerous electrical fault
- Flooding or serious flood damage
- Serious storm, fire or impact damage
- A failure or breakdown of any essential service or appliance for hot water, water, cooking, heating or laundering
- A failure or breakdown of the gas, electricity or water supply
- A cooling appliance or service provided by the rental provider that isn't working
- The property does not meet minimum standards
- A safety-related device (such as a smoke alarm or pool fence) that isn't working
- An appliance, fitting or fixture that isn't working properly and causes a substantial amount of water to be wasted
- Any fault or damage that makes the property unsafe or insecure — including pests, mould or damp caused by or related to the building structure
- A serious problem with a lift or staircase
Heads up: "a failed appliance for hot water" is on the urgent list — so a dead hot water system in July is not a "get to it next week" job. See what a replacement runs in our Melbourne hot water replacement cost guide, and our companion guide on Victorian gas & electrical safety checks for the related compliance obligations.
Non-urgent (general) repairs — the 14-day rule
For everything that isn't on the urgent list, the renter makes a written request (they should include the date of the request), and you must arrange for the repair to be carried out within 14 days of receiving it.
If you don't act within 14 days, the renter can escalate to Rental Dispute Resolution Victoria (RDRV), which can direct that the repair be done. The practical takeaway for self-managers: log every request with its date, and don't let the 14-day clock quietly run out.
What a renter can do if you don't act
Victorian renters have real remedies if repairs are ignored — which is why it pays to be responsive:
| Situation | What the renter can do |
|---|---|
| Urgent repair, up to $2,500 | If they can't reach you or you don't act, the renter can arrange the urgent repair themselves. You must reimburse them within 7 days. If you don't, they can apply to RDRV or VCAT. |
| Urgent repair, over $2,500 | The renter can apply directly to RDRV, which reviews urgent repair applications quickly (within about two business days). |
| Non-urgent repair not done in 14 days | The renter can apply to RDRV to have the repair directed and, if needed, escalate to VCAT. |
Don't forget minimum standards & safety checks
A property that fails to meet Victoria's rental minimum standards is itself grounds for an urgent repair. And separately from repairs, you must have a gas safety check and an electrical safety check every 2 years, keep the records, and disclose the last check dates before a tenancy begins. When you replace certain items, they must meet the current minimum efficiency standards. We cover the check requirements in detail in our Victorian gas & electrical safety checks guide.
A self-manager's repairs checklist
- Every repair request logged with the date it was received
- Urgent repairs actioned immediately — a 24/7 way for renters to reach you
- Non-urgent repairs arranged well inside 14 days
- Licensed tradespeople used for gas, electrical and plumbing work
- Invoices, photos and completion records kept for every job
- Gas & electrical safety checks current (within the last 2 years) and disclosed
- The property meeting Victoria's rental minimum standards
Self-managing without the 2am scramble
PropCommand gives self-managing Victorian landlords one place to post a repair, get competitive bids from vetted local tradespeople, and keep every request, invoice and photo on a VCAT-ready audit trail — so you hit your 14-day and urgent-repair obligations without the spreadsheet.
Frequently asked questions
How long does a Victorian landlord have to complete a non-urgent repair?
For non-urgent (general) repairs, you must arrange the repair within 14 days of receiving a written request from the renter. If you don't, the renter can apply to Rental Dispute Resolution Victoria (RDRV).
What counts as an urgent repair in a Victorian rental?
Urgent repairs include a burst water service, blocked or broken toilet, serious roof leak, gas leak, dangerous electrical fault, flooding, serious storm or fire damage, a failed essential service or appliance for hot water, water, cooking, heating or laundering, loss of gas/electricity/water supply, a broken safety device, and any fault that makes the property unsafe or insecure. Urgent repairs must be done immediately.
Can a renter arrange urgent repairs themselves if I don't act?
Yes. If you can't be contacted or don't act, a renter may arrange urgent repairs up to $2,500 and you must reimburse them within 7 days. For urgent repairs over $2,500, the renter can apply directly to RDRV.
Who pays for repairs in a Victorian rental?
You, the rental provider, must organise and pay for all repairs that are not the renter's fault. Renters are responsible only for damage they or their guests cause, not for normal wear and tear.
This article is general information for Victorian rental providers and is not legal advice. Requirements can change and individual circumstances differ. Always confirm your current obligations with the official sources — Consumer Affairs Victoria (phone 1300 55 81 81) and Rental Dispute Resolution Victoria — or seek professional advice before acting.