How do I request non-urgent repairs in NSW (with template)?

Put your repair request in writing, include clear details of the problem, and give your landlord a reasonable time to respond.

Calling your landlord or agent is fine as a first step. But a written record is what protects you if the repair is ignored. Under section 65C of the Residential Tenancies Act 2010, a Secretary investigation can only begin if you have already made a written request that specifies the repairs needed. NCAT (the NSW Civil and Administrative Tribunal) also cannot find a landlord in breach unless it is satisfied the landlord had notice of the problem — and a written message is the cleanest proof of that (s65(3A)).

Written does not mean formal or complicated. A text message, email or letter all work. What matters is that you have a timestamped record you can show later.

Why your landlord must do repairs at all

Under section 63 of the Residential Tenancies Act 2010, your landlord must provide and maintain your home in a reasonable state of repair. The age of the property, the rent you pay and its prospective life are factors the Tribunal weighs when deciding what “reasonable” means — they don’t switch the obligation off. And the obligation applies even if you knew about the problem when you moved in (s63(2)). This obligation is a term of every residential tenancy agreement in NSW (s63(4)).

Non-urgent repairs are anything that falls outside the urgent category. Urgent repairs — things like gas leaks, a burst water service, a dangerous electrical fault, or a broken toilet — are covered by a separate pathway under sections 62 and 64 of the Act. If your repair is urgent, that process is different and faster. This article covers the non-urgent pathway only.

What to include in your request

A vague message can be ignored or misunderstood. A specific message is harder to dismiss — and is exactly what s65C(2)(b) requires (the written notice must contain “particulars of the repairs”).

Include all of these:

• Property address — the full address of the rental.
• Date you noticed the problem — helps establish how long it has been outstanding.
• Clear description of the problem — where it is, what it looks like, when it happens. “The hot water tap in the main bathroom drips constantly and has done so since 14 July 2026” is more useful than “the tap is leaking”.
• Photos or video — attach them to an email or describe them as attached. They are not legally required but they are very useful evidence.
• The specific repair you want done — state clearly what you are asking the landlord to fix.
• A response date — ask the landlord to confirm receipt or advise a timeline by a specific date. Pick something reasonable given the problem.
• Your contact details — even if the landlord knows them.

Copy-paste template

You can adapt the text below. Send it by email if you can — it timestamps itself.

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Subject: Repair request — [property address]

Hi [landlord or agent name],

I am writing to request a repair at [full property address].

Problem: [Describe clearly — for example: “The bathroom exhaust fan has not worked since approximately [date]. It makes no sound when switched on and the room has no ventilation.”]

I first noticed this problem on [date].

I am attaching [photos / a short video] showing the issue.

Please arrange for the necessary repair to be carried out. I would appreciate confirmation that you have received this request, and an indication of when the repair will be scheduled, by [reasonable response date — e.g. one week from today].

If you need to access the property to assess or carry out the repair, please contact me at [your phone number or email] to arrange a time.

Thank you,
[Your name]
[Your phone number]
[Date]

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Keep a copy of everything you send. If you send a text message, screenshot it immediately after sending.

How long should you wait?

The Residential Tenancies Act 2010 does not set a fixed number of days for a landlord to respond to a non-urgent repair request. The standard is a “reasonable time” — and what is reasonable depends on the problem.

Some practical guides (not statutory deadlines):

• A repair that affects how liveable your home is — for example, no heating in winter, a persistent leak, or a broken appliance — warrants a response within days, not weeks.
• A cosmetic or minor issue — a scuff on the wall, a stiff door handle — can reasonably wait one to two weeks.
• Complex repairs that need a licensed trade booked may take a little longer, but the landlord should still communicate a timeline promptly.

Start counting from the day you send the request. Do not wait indefinitely. If you have not heard back by your nominated response date, follow up in writing the same day.

If your landlord ignores or refuses your request

A single written request is enough to start the clock. If the landlord does not act, your options escalate in stages:

1. Send a written follow-up. Reference your original message and the date you sent it. Many landlords act after a second written nudge — and this second message strengthens your paper trail.
2. Contact NSW Fair Trading for free conciliation. Fair Trading can contact the landlord on your behalf and facilitate a resolution without going to a tribunal.
3. Apply for a Secretary investigation under s65C (landlord rectification order). If you have your written request (with particulars of the repairs) and the landlord has, without reasonable excuse, refused or failed to carry out the repairs, you can apply in writing to the Secretary — in practice, this is administered through NSW Fair Trading. The Secretary can arrange an investigation and, if satisfied there is a breach of s63, order the landlord to carry out the repairs. That order is called a landlord rectification order.
4. Apply to NCAT under s65. The Tribunal can order the landlord to carry out specified repairs (s65(1)(a)). It can also order rent to be paid into the Tribunal until the order is complied with (s65(5)). And under sections 187(1)(d) and 187(2)(b), NCAT can order compensation reflecting the reduced value of the premises during the period they were in disrepair — effectively compensating you for what you were paying while the property was not up to standard. NCAT must be satisfied the landlord had notice of the problem (s65(3A)) — which is why the written request you sent in step one is so important.

A full walkthrough of the escalation process — including how to apply and what to expect at each stage — is covered in a separate article on what to do when your landlord refuses repairs.

A note on the no-grounds eviction ban

Some tenants hesitate to request repairs because they worry the landlord will retaliate by issuing a termination notice. Two things now sit between you and that outcome.

First, since 19 May 2025, “no-grounds” evictions are unlawful in NSW. A landlord must have a valid reason under the Act to end your tenancy — and “the tenant asked for repairs” is not on that list.

Second, section 115 of the Residential Tenancies Act 2010 has always protected tenants from retaliatory action. NCAT can declare a termination notice to have no effect if it finds the landlord was wholly or partly motivated to give the notice because you enforced your rights. If you receive a termination notice shortly after making a repair request, that timing is relevant evidence — raise s115 with NCAT if the matter goes to a hearing.

Not sure whether your repair is urgent or non-urgent?

Ask RentWiz — our free AI tool answers your specific NSW tenancy question using the actual Act and Regulation. Try it now →

One last practical point

Every message you send is evidence. Keep your original written request, your follow-ups, any replies from the landlord or agent, and records of any conversations where repairs were discussed. Do not rely on verbal promises. If a landlord or agent tells you the repair is booked, ask them to confirm in writing or send a brief email summarising what was said.

Your written record is the foundation for every escalation option available to you.