What counts as an urgent repair in a rental?

Urgent repairs get a separate, faster process because the consequences of delay are different. The definitions are statutory, so the list is not a matter of opinion between you and the agent.

Commonly listed as urgent

• A burst water service or a serious water leak.
• A blocked or broken toilet, where there is only one.
• A gas leak, or a dangerous electrical fault.
• Failure or breakdown of the hot water service.
• Failure of an essential service for hot water, cooking, heating or laundering.
• A serious storm or fire damage, or anything that makes the property unsafe.
• A fault that makes the property insecure.

The process

1. 1Notify the landlord or agent immediately, and follow the phone call with a written message so there is a record.
2. 2If they cannot be contacted or do not act within the timeframe your state specifies, most states allow the tenant to arrange the repair themselves up to a capped amount.
3. 3Use a licensed tradesperson and keep the invoice, which is what the reimbursement claim runs on.
4. 4If reimbursement is refused, apply to your state's tribunal.

The caps and the timeframes differ by state and they are amended periodically, so check your own tenancy authority before spending anything. Arranging a repair above the cap without authority means wearing the difference.