Rental Property Plumbing Repairs — Who’s Responsible in Victoria?

One of the most common disputes in Victorian rental properties is over who’s responsible for plumbing repairs. This guide explains the rules clearly for both tenants and landlords.

The Basic Rule: Landlords Must Maintain the Property

Under the Residential Tenancies Act 1997 (Vic), landlords are required to maintain rental properties in good repair. This includes all plumbing — pipes, taps, drains, toilets, and hot water systems.

A tenant is not responsible for wear-and-tear maintenance. If a tap washer wears out over time, the landlord pays to fix it. If a tenant deliberately damages a tap, the tenant is responsible.

What Landlords Must Fix — And How Quickly

Urgent repairs (must be attended within 24 hours)

Under Victorian law, the following plumbing issues are classified as urgent and must be repaired as soon as possible (and landlords must be notified immediately):

• Burst water service or serious water service fault
• Blocked or broken toilet (if it’s the only toilet on the property)
• Serious roof leak
• Gas leak
• Dangerous electrical fault
• No hot water

If a landlord or agent cannot be reached, tenants may arrange an urgent repair themselves and seek reimbursement up to $2,500 (as of 2024 — confirm the current limit with Consumer Affairs Victoria).

Non-urgent repairs (14 days)

Non-urgent repairs (a dripping tap, slow drain, running toilet cistern) must be addressed within 14 days of written notice. Landlords who fail to act within this period can be issued with a VCAT notice.

When Is the Tenant Responsible?

Tenants are responsible for repairs when damage is caused by:

• Their own negligence or misuse (e.g., flushing wet wipes, causing a blockage)
• Deliberate damage
• Failure to report a problem that then worsens (e.g., not telling the landlord about a dripping tap that leads to water damage)

For Property Managers

Sedcon Plumbing works directly with property managers across Melbourne to handle maintenance requests efficiently — attending within the required timeframes and providing written documentation for your records. Learn more about our property manager service.

For urgent after-hours plumbing issues in your managed properties, call 0468 013 012.

VBA Licence 120392 · admin@sedconplumbing.com.au