South Australia Landlord Maintenance Obligations

Under the Residential Tenancies Act 1995, South Australian landlords have a clear, non-negotiable obligation to maintain their rental properties in a reasonable state of repair throughout the entire duration of the tenancy. This duty exists regardless of the property's age or condition at the time the tenancy began.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Always consult a licensed solicitor in South Australia for advice specific to your situation. Information last verified: March 2026.

The Landlord's Duty

The Act requires landlords to:

• Provide the premises in a reasonable state of cleanliness and repair at the start of the tenancy.
• Maintain the premises in a reasonable state of repair throughout the tenancy.
• Comply with all relevant building, health, and safety standards.
• Ensure essential appliances provided with the property (ovens, hot water systems, air conditioning) are maintained in good working order.

Urgent vs. Non-Urgent Repairs

South Australia distinguishes between urgent and non-urgent repairs:

Urgent Repairs

Urgent repairs are those that make the property unsafe, insecure, or uninhabitable. Examples include:

• A burst water pipe or serious water leak.
• A blocked or broken toilet (if there is only one toilet).
• A serious kitchen or bathroom fault (e.g., no running water).
• A gas leak.
• A serious electrical fault.
• A fault or damage that makes the premises unsafe or insecure (e.g., a broken lock on an exterior door).
• A heating appliance not working during winter months.
• An air conditioning unit not working during summer months (where provided as part of the tenancy).

For urgent repairs, the landlord must take immediate steps to have the problem repaired.

Non-Urgent Repairs

Non-urgent repairs are everything else—a dripping tap, a broken curtain rod, a cracked tile that doesn't pose a safety risk. The landlord should attend to non-urgent repair requests within a reasonable timeframe.

Tenant's Right to Arrange Urgent Repairs

If a tenant reports an urgent repair and the landlord fails to act promptly:

1. The tenant must first make a reasonable attempt to contact the landlord or the nominated emergency repairs contact person.
2. If the landlord cannot be contacted, or fails to take immediate steps to have the repair carried out, the tenant can arrange for the repair to be done by a qualified tradesperson.
3. The tenant can then seek reimbursement from the landlord for the reasonable cost of the repair. If the landlord refuses to reimburse, the tenant can apply to SACAT for an order.

SACAT Remedies

If a landlord persistently fails to maintain the property or ignores repair requests, a tenant can apply to SACAT for orders requiring the landlord to:

• Carry out specific repairs within a set timeframe.
• Compensate the tenant for loss of amenity or inconvenience.
• Reduce the rent payable until the repairs are completed.

Best Practices for SA Landlords

1. Respond to Urgent Repairs Within 24 Hours: Even if you can't fix the issue immediately, contact the tenant within 24 hours to communicate that you are arranging a tradesperson. Non-response is the fastest path to a SACAT complaint.
2. Maintain a Trusted Trades Register: Have a pre-vetted list of licensed plumbers, electricians, and locksmiths you can call on at short notice to handle urgent repairs.
3. Schedule Preventative Inspections: Conducting routine property inspections (with proper notice, typically 7-14 days) allows you to identify and fix minor issues before they become urgent, costly repairs.

How Landager Can Help

Landager's integrated maintenance portal allows your SA tenants to submit repair requests directly through the app, categorising them as urgent or non-urgent. The system automatically notifies you and your preferred tradespeople, timestamps every communication, and creates a comprehensive audit trail that proves you acted promptly—protecting you at SACAT.

Back to South Australia Landlord-Tenant Laws Overview.