Landlord vs tenant responsibilities explained
By Carolyn Parrella | Published 22 November 2024 | Last Updated 19 October 2026
Unclear responsibilities in a rental property can lead to confusion, delays and disputes between landlords, property managers and tenants, particularly because tenancy rules and repair timeframes differ across Australian states and territories.
As a general guide, landlords and property managers are often responsible for providing and maintaining a safe, liveable property, while tenants may also have obligations around day-to-day care, reporting issues and using the home responsibly. Exactly what applies will depend on the lease and the current rules in the property’s state or territory.
Why clarity around responsibilities matters
Rental properties require ongoing care. When responsibilities aren’t clearly understood, simple maintenance issues can be overlooked or become a source of conflict.
Understanding who’s responsible for what sets clear expectations and:
- can help maintenance issues be identified and followed up
- supports compliance with relevant tenancy laws and regulations, where applicable, and
- may help reduce misunderstandings about property condition and upkeep.
What are landlord responsibilities in a rental property?
Landlord responsibilities can vary depending on:
- the property
- lease agreement, and
- state or territory tenancy laws.
In many jurisdictions, landlords are generally expected to ensure the rental property is safe, secure and well maintained to live in. Landlords should check the tenancy rules that apply in their state or territory and seek appropriate advice if they are unsure.
Property maintenance and repairs
Landlords are often responsible for maintaining the property in a safe and liveable condition, subject to the lease and applicable state or territory laws. This can include:
- repairing roof leaks
- fixing plumbing or electrical faults
- addressing mould or water damage where it relates to property defects
- repairing broken doors, windows or external locks, and
- maintaining structural features such as walls, floors and ceilings.
Landlords should respond to repair requests within the timeframes required in the relevant state or territory, particularly where the issue affects the tenant’s safety, security or access to essential services. Check the applicable tenancy rules or seek advice about the appropriate process and timeframe.
Safety and compliance
Landlords are also responsible for meeting safety and compliance obligations. These may include requirements relating to:
- smoke alarms
- electrical safety
- gas safety
- pool fencing, where relevant, and
- minimum housing standards.
Because rules differ across states and territories, landlords should understand the obligations that apply to their property and seek guidance where needed.
Major systems and fixtures
If these systems fail due to age, wear, tear or gradual deterioration or a property fault, the landlord will usually need to arrange repair or replacement. Major systems and fixed features can include:
- plumbing and hot water systems
- heating and cooling systems included with the property
- built-in appliances supplied as part of the tenancy
- structural components, and
- fixed security features, such as security screens and perimeter fencing.
Legal obligations
Landlords must comply with tenancy laws, lease terms and relevant property standards. These may include:
- providing the property in a reasonably clean condition at the start of the tenancy
- lodging bonds correctly, and
- giving appropriate notice before inspections.
Staying informed about legal responsibilities may help landlords reduce the risk of disputes or compliance issues, but requirements vary and should be checked against the relevant state or territory rules.
What are tenant responsibilities in a rental property?
Tenants also play an important role in looking after a rental property. While they may not be responsible for major repairs caused by fair wear, tear or gradual deterioration, they are generally expected to care for the property and follow the terms of the lease, subject to the rules that apply in their state or territory.
Day-to-day property care
Tenants are usually responsible for keeping the property reasonably clean and maintaining its general condition during the tenancy. The property doesn’t need to remain in brand-new condition, but it should be cared for in a reasonable way, which involves:
- cleaning floors, surfaces and appliances
- keeping the property ventilated
- disposing of rubbish properly, and
- caring for outdoor areas where required under the lease.
Reporting maintenance issues
Tenants should notify the landlord or property manager when they become aware of a maintenance issue, following the process set out in the lease or required by local tenancy rules. Prompt reporting may help reduce the chance of small problems becoming larger repairs.
For example, a minor leak can lead to major water damage if it isn’t addressed quickly.
Minor maintenance tasks
Some basic upkeep may fall to the tenant, depending on the lease and applicable tenancy rules. This can include minor tasks such as:
- replacing light globes
- keeping pool filters clean
- replacing batteries in certain household items
- basic garden care if included in the lease, and
- keeping drains clear from misuse-related blockages.
If a tenant is unsure whether a task is their responsibility, they should check the lease or contact the property manager.
Using the property responsibly
Tenants must use the property responsibly and follow the conditions of the lease. These include:
- avoiding intentional or careless damage of the property
- using appliances according to instructions
- seeking permission before changing locks or making modifications
- ensuring visitors also treat the property appropriately, and
- complying with rules about pets, smoking or occupancy included in the agreement.
Shared responsibilities between landlords and tenants
Some responsibilities require cooperation between both tenants and landlords and property managers.
A rental property is more likely to be maintained effectively when each party understands their obligations and communicates clearly about maintenance, access and property care.
Shared responsibilities can include:
- communicating about maintenance issues
- cooperating during routine inspections
- keeping accurate records of repairs and requests
- ensuring access is arranged for tradespeople when needed, and
- helping maintain a safe and functional property.
Common areas of confusion
Maintenance vs damage
One common issue is the difference between fair wear and tear and tenant-caused damage.
Fair wear and tear refers to gradual deterioration that occurs through normal use over time, such as:
- faded paint,
- worn carpet in high-traffic areas, or
- sticking or loose cabinet hinges and drawers.
Landlords are generally responsible for repairs related to fair wear, tear and gradual deterioration, but the outcome can depend on the lease, evidence of the property’s condition and the relevant state or territory rules.
Tenant-caused damage includes:
- broken fixtures
- carpet stains, or
- holes on the wall.
Tenants may be responsible for damage they or their guests cause, depending on the circumstances, the lease and the relevant tenancy rules.
Urgent vs non-urgent repairs
Not all repairs carry the same level of urgency. What counts as an urgent repair, and the required response timeframe, can differ by state or territory, but it commonly involves issues that affect safety, security or essential services.
These include:
- burst water pipes
- security risks, such as broken external locks
- serious roof leaks
- blocked or broken toilets, and
- broken hot water systems.
Non-urgent repairs should still be addressed, but they may not require immediate emergency action.
It’s the tenants’ responsibility to report both urgent and non-urgent issues as soon as possible.
Garden and outdoor maintenance
Because expectations can differ, garden responsibilities should be clearly outlined at the start of the tenancy.
In many cases, tenants may be responsible for routine tasks such as:
- mowing
- weeding, and
- watering.
Landlords will likely remain responsible for:
- major pruning
- tree lopping, and
- repairs to irrigation systems.
Fixtures and consumables
As a general guide, tenants may be expected to replace everyday consumables, such as standard light globes, during the tenancy.
Landlords are typically responsible for repairing or replacing fixed fittings and fixtures where the issue relates to the property itself, for example:
- faulty wiring
- damaged light fittings, or
- built-in appliances that have stopped working through normal use.
If there’s uncertainty about who should arrange or pay for a replacement, landlords and tenants should refer to the lease agreement and the tenancy rules that apply in their state or territory.
How to avoid disputes between landlords and tenants
Disputes may be less likely when expectations are set early and communication is kept open throughout the tenancy.
Here are some practical actions that can help reduce conflict:
- Clearly outlining responsibilities at the start of the lease
- For tenants, documenting the property’s condition with photos and completing and reviewing the condition report carefully at the start of the tenancy
- For landlords and property managers, conducting routine inspections
- Keeping records of maintenance requests and repairs
- Responding to issues promptly
- Using written communication where possible.
Good documentation can be useful if a disagreement arises. It may help show what condition the property was in, when issues were reported and what action was taken. This information is general only and does not replace advice about the rules that apply to a specific property or tenancy.
Role of property managers in clarifying responsibilities
Property managers can play an important role in helping landlords and tenants understand and follow their responsibilities, but they should apply the lease and the relevant state or territory requirements to the specific tenancy.
For landlords, property managers can help reduce the administrative burden of managing a rental. For tenants, they provide a clear point of contact when issues arise.
A property manager may assist by:
- communicating and coordinating repair requests and maintenance
- arranging routine inspections
- helping ensure legal compliance
- keeping records of property condition and maintenance, and
- explaining lease obligations and guiding landlords and tenants through disputes or misunderstandings.
What happens when responsibilities are not met?
When landlords or tenants do not meet their responsibilities, problems can escalate. For example, if maintenance is delayed, a minor issue such as a small leak may contribute to water damage, mould or structural issues. The consequences and available remedies will depend on the lease and the relevant state or territory rules.
Meeting responsibilities early:
- may reduce safety, repair or cost impacts if issues are identified and addressed early, and
- may help reduce frustration, complaints or formal disputes.
Can landlord insurance help protect against risk?
Landlord insurance may help protect property investors from certain financial risks associated with owning a rental property, depending on the policy. It is not a substitute for understanding and meeting tenancy obligations, and it may not cover wear, tear or gradual deterioration caused by a lack of maintenance. Depending on the policy, cover may be available for events such as:
- tenant damage
- loss of rental income
- liability, and
- insured damage to the property.
Landlord insurance may not suit every landlord or every property. Before buying Terri Scheer Landlord Insurance, read the Product Disclosure Statement and Target Market Determination and consider whether the cover is right for you.