What to do today
If an emergency repair is needed at your Queensland general tenancy:
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Open the RTA emergency repairs page and your lease. Official steps: RTA, Emergency repairs. Check the tenancy agreement for the nominated repairer name and phone number, and whether the manager/owner or that repairer is the first contact.
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Notify that contact as soon as you become aware of the fault. Call first. RTA says verbal notice is enough for emergency repairs, but follow up with a short email or text so you have a record of what you reported and when.
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If you cannot reach them within a reasonable time, arrange a suitably qualified tradesperson (or the manager may arrange one). The cost cap for this path is up to 4 weeks' rent.
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If you paid, claim reimbursement in writing with all receipts. Give the property manager/owner at least 7 days to pay you back. If they miss that deadline, you can lodge an urgent application at QCAT without going through RTA dispute resolution first. Check the current residential tenancy fee on the QCAT fees page rather than an old dollar figure.
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Or apply urgently to QCAT for a repair order if you could not notify the nominated contact or manager and cannot organise a tradesperson yourself, or the emergency repair was not made within a reasonable time after you notified them.
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Keep paying rent. Do not stop rent or deduct the repair cost as your first step.
Worked example
Casey's rental toilet is blocked and sewage is backing up. Casey calls the nominated plumber on the lease at 9am, then the agency, and leaves voicemails plus a text. By early afternoon there is still no reply. A licensed plumber fixes it that day for an amount under 4 weeks' rent. Casey keeps the invoice, takes photos, and emails the agency the same day with a written reimbursement request and the receipt.
The agency has at least 7 days to pay Casey back. If they refuse after that deadline, Casey lodges an urgent QCAT application for reimbursement (no RTA Form 16 first). If instead nobody could be reached and Casey could not arrange a tradesperson, Casey would apply urgently to QCAT for a repair order.
What counts as an emergency repair in Queensland
Under the Residential Tenancies and Rooming Accommodation Act 2008 (Qld), and as listed by the RTA, emergency repairs include:
- A burst water service or a serious water service leak
- A blocked or broken toilet
- A serious roof leak
- A gas leak
- A dangerous electrical fault
- Flooding or serious flood damage
- Serious storm, fire or impact damage
- A failure or breakdown of the gas, electricity or water supply
- A failure or breakdown of an essential service or appliance for hot water, cooking or heating
- A fault or damage that makes the premises unsafe or insecure (this includes smoke alarms)
- A fault or damage likely to injure a person, damage property or unduly inconvenience a tenant
- A serious fault in a staircase, lift or other common area that unduly inconveniences access or use
- Works needed to make the property meet minimum housing standards
Anything not on that emergency list is a routine repair.
Rooming accommodation (side note)
Emergency repair rules do not apply to rooming accommodation. The RTA says all repairs in rooming are treated as routine repairs. If you live in rooming, use the routine path and Tenants Queensland advice rather than the 4-weeks-rent emergency reimbursement route.
Routine repairs in two or three sentences
For non-emergency faults, put the request in writing and give the lessor reasonable time. If they do not act, Tenants Queensland and the RTA point to a Notice to remedy breach (Form 11), then a Dispute resolution request (Form 16) with the free RTA Dispute Resolution Service before most QCAT applications. That routine path is separate from the urgent emergency QCAT options above.
Where to get help
RTA: 1300 366 311 (Mon to Fri, 8:30am to 5:00pm, excluding public holidays)
Emergency repairs
Dispute resolution
QCAT: 1300 753 228 · Residential tenancy disputes · Fees
Tenants Queensland: Repairs and maintenance