Investment Property Maintenance in WA: Repairs, Rules and Planning

WA landlords must keep a rental property in reasonable repair and arrange urgent repairs fast: within 24 hours for essential services such as water, gas, electricity and sewerage, and within 48 hours for other urgent damage (Consumer Protection WA). Beyond the legal minimum, a planned maintenance program protects the property’s value, keeps good tenants and reduces costly emergencies.

What counts as an urgent repair in a WA rental?

Urgent repairs are faults that make the home unsafe, insecure or unliveable, or that could cause further damage. Consumer Protection WA sets a 24-hour limit for essential services, such as water supply, gas, electricity, hot water or sewerage, and 48 hours where damage has made the home unsafe or insecure, such as burst pipes, gas leaks, storm damage or broken locks (Consumer Protection WA; rental home repairs). If the landlord cannot be reached or does not act in time, the tenant may arrange the repair.

How quickly must non-urgent repairs be done?

Non-urgent repairs should be requested in writing and completed within a reasonable time (Consumer Protection WA). In practice, prompt repairs are cheaper: a dripping tap or a small roof leak left for months becomes water damage.

What is preventative maintenance?

Preventative maintenance is scheduled work that stops problems before they start. Typical items for Perth properties include:

• air conditioner servicing before summer
• gutter cleaning before winter rain
• termite inspections, especially for older homes
• hot water system checks
• tree and garden maintenance near the house
• checking seals in wet areas to prevent leaks

What compliance items must WA landlords maintain?

Smoke alarms must be working and compliant, and residual current devices (RCDs) protect power and lighting circuits. Pool barriers, where there is a pool, must meet safety requirements. Keep records of every check, because they protect you if something goes wrong.

How do routine inspections help with maintenance?

Routine inspections, up to four a year with proper notice, are early warnings. A good report records the condition of each room with photographs and flags issues for your decision. Our guide to routine rental inspections in WA explains the rules and what to check.

How much should you budget for maintenance?

Costs vary with the age, size and condition of the property, so plan from the property’s own history rather than a rule of thumb. Keep a buffer for urgent repairs, and schedule larger items, such as repainting or replacing floor coverings, between tenancies, when the work is easier and the property is vacant.

When should maintenance become an improvement?

Some upgrades pay for themselves through higher rent and lower vacancy, such as reverse-cycle air conditioning or an updated kitchen. Others mainly protect value. Weigh the cost against the realistic rent increase; our guide to maximising rental returns shows how. Improvements are also treated differently from repairs for tax; see our depreciation and tax guide.

How do property managers handle maintenance?

A good manager has trades on call for urgent jobs, gets quotes for larger work, sends photographs when work is complete and passes on invoices without hidden mark-ups. Ask how a manager charges for coordinating maintenance before you sign. Our property management fees are published in full.

Frequently asked questions

How fast must a landlord fix urgent repairs in WA?

Within 24 hours for essential services such as water, gas, electricity and sewerage, and within 48 hours for other urgent damage that makes the home unsafe or insecure.

Who pays for repairs in a WA rental?

The landlord pays for repairs from normal wear and tear and failures. A tenant may be liable for damage they or their visitors cause.

Can a tenant arrange urgent repairs themselves?

Yes, if the landlord cannot be reached or does not act within the required time. Keep the 24 and 48-hour limits in mind.

How often should a rental property be inspected?

Up to four routine inspections a year are allowed in WA, with proper written notice.