Quick Answer

In Victoria, landlords are legally required to keep rental properties in good repair, including fixing leaking taps promptly. Tenants must report the fault in writing — and must not attempt repairs themselves without the landlord’s permission. If a landlord fails to act within a reasonable time, tenants can apply to VCAT for a repair order. Emergency repairs (like a burst pipe) must be fixed within 24 hours; urgent repairs (like a dripping tap causing water damage) within 14 days.

A leaking tap in a rental property sits at the intersection of plumbing, tenancy law, and the real-world dynamics of the landlord-tenant relationship. In Victoria, the Residential Tenancies Act 1997 (as amended by the 2021 reforms) sets clear obligations — but many tenants and landlords don’t know them. This guide explains the rights and responsibilities for both parties, and what to do if the dispute escalates.

Kitchen tap dripping water into a stainless steel sink in a Melbourne rental property showing a constant drip from the spout
A dripping kitchen tap in a rental property wastes 9,000–14,000 litres of water per year and is legally the landlord’s responsibility to fix under Victorian tenancy law — but tenants must report it formally in writing.

Who Is Responsible for a Leaking Tap in a Rental?

Under the Victorian Residential Tenancies Act, landlords must maintain the property in good repair and ensure it meets minimum standards. This includes all plumbing fixtures. A leaking tap is the landlord’s responsibility to fix — the tenant is responsible only if they caused the damage themselves (e.g., by overtightening the tap).

Scenario Responsibility
Tap dripping due to worn washer or cartridge (normal wear) Landlord
Tap leaking due to tenant overtightening or misuse Tenant (must repair or pay for repair)
Tap damaged during tenant move-in (pre-existing condition) Landlord (if properly documented at entry)
Tap leaking from supply line or isolating valve Landlord
Tenant installs a new tap without permission Tenant must return to original state

What Tenants Should Do: Step-by-Step

  1. Document the fault. Take a photo or video of the dripping tap. Note the date you first noticed it.
  2. Report in writing. Email or message the property manager/landlord with clear details: which tap, nature of the leak, and when it started. Written records are essential if the dispute escalates.
  3. Use the Rental Minimum Standards form. Consumer Affairs Victoria provides template letters for repair requests at consumer.vic.gov.au.
  4. Specify the repair type. State whether you believe it is urgent (causing water damage or wastage) or non-urgent.
  5. Follow up in writing after 14 days if no response or action has occurred.
  6. Apply to VCAT if the landlord still fails to act — the Victorian Civil and Administrative Tribunal can issue repair orders and award compensation.
Person typing a repair request email on a laptop with a photo of a leaking tap attachment showing the documentation process
Documenting a tap leak in writing with photos is the critical first step for tenants — verbal reports are easily disputed, but a timestamped email with a photo creates a clear record if a VCAT application becomes necessary.

Urgent vs Non-Urgent Repairs: Timeframes in Victoria

Repair Type Definition Landlord’s Timeframe
Emergency repair Burst pipe, gas leak, major flooding, loss of essential services 24 hours
Urgent repair Tap causing significant water wastage, water damage to property, loss of hot water 14 days
Non-urgent repair Minor drip, cosmetic issue, no water damage occurring Reasonable time (usually 14–28 days)
Pro tip: A single dripping tap wastes approximately 9,000 litres of water per year — this is relevant to water bill disputes. If the tenant pays water usage charges, a documented dripping tap that the landlord has not fixed can support a claim to have the excess water costs covered.

What Landlords Should Do

Landlords who receive a repair request in writing must acknowledge it promptly and arrange for a licensed plumber to attend within the relevant timeframe. Failing to act exposes landlords to VCAT repair orders, compensation claims, and in serious cases, rent reduction orders. The 2021 Victorian tenancy reforms significantly strengthened tenant rights — the era of ignoring written repair requests is legally risky.

  1. Acknowledge the repair request within 48 hours — even if just to confirm receipt and give an expected timeframe.
  2. Engage a licensed plumber for all tap repairs. In Victoria, licensed plumbers are required for all plumbing work. Verify on the VBA register.
  3. Keep records of all communications, plumber quotes, and invoices.
  4. Don’t delay for minor cost reasons — a $150 washer replacement is far cheaper than a VCAT hearing, which may also award compensation for prolonged water wastage or damage.

Can Tenants Organise Urgent Repairs Themselves?

Yes, in limited circumstances. Under Victorian law, tenants can organise and pay for urgent repairs (up to $2,500) if the landlord cannot be contacted or has failed to respond to an urgent repair request. The tenant must:

  • Contact the landlord or property manager first (in writing)
  • Wait a reasonable time for a response in the circumstances
  • Use a licensed tradesperson
  • Provide the landlord with the invoice and a written request for reimbursement within 7 days
  • Keep all documentation

The landlord must then reimburse the tenant within 7 days. If they refuse, the tenant can apply to VCAT.

Safety warning: Do not attempt tap repairs in a rental property yourself unless the landlord has given explicit permission. Unlicensed plumbing work in a rental can expose you to liability for any resulting water damage — even if the original fault wasn’t your responsibility.
Plumber replacing the tap cartridge on a bathroom mixer tap in a rental property showing the repair process
A licensed plumber replacing a worn tap cartridge — this is the most common fix for a dripping mixer tap and typically costs $150–$300 for a single tap repair including call-out fee.

Top 10 Tips for Leaking Taps in Rentals

  1. Always report in writing. Verbal conversations are unenforceable. Use email or a property management platform like Console or PropertyMe, which creates a timestamped record.
  2. Note the condition at move-in. If any taps were already dripping at your entry inspection, note it on the condition report. This protects you from being blamed for pre-existing faults at exit.
  3. A single drip = real water wastage. A tap dripping once per second wastes ~12,000 litres per year. If you pay water usage, you have a direct financial interest in getting it fixed promptly.
  4. Include photos in your repair request. A 5-second video of the drip is more compelling than words and documents the fault undeniably.
  5. Escalate progressively. Email → follow-up email → Consumer Affairs Victoria → VCAT. Each step creates a record. Don’t jump straight to VCAT without giving reasonable notice.
  6. Contact Consumer Affairs Victoria for free advice. Call 1300 55 81 81 — free for both tenants and landlords seeking clarification on obligations.
  7. Landlords: a fast response protects you too. VCAT can order compensation and rent reductions if repairs are unreasonably delayed. Prompt action is always the lower-cost option.
  8. Property managers must act as your agent. If a property manager fails to pass on your repair request to the landlord, they share liability. CC the landlord directly if you have their contact details.
  9. The repair obligation doesn’t change because “the lease is expiring soon”. A landlord must maintain the property in good repair for the entire tenancy, not just when it’s convenient.
  10. Keep a repair log. Note every contact you make — date, method, summary. This is your evidence if you end up at VCAT.
Safety expert pointing to a written repair timeline showing the 14-day urgent repair window under Victorian tenancy law
Understanding the repair timeframes under Victorian tenancy law — urgent repairs (including significant water leaks) must be addressed within 14 days, while landlords have a reasonable period for non-urgent issues.

Local Melbourne Resources

Frequently Asked Questions

Can a landlord charge the tenant for fixing a dripping tap in Victoria?

Only if the tenant caused the damage through misuse or negligence. Normal wear and tear — including worn tap washers and cartridges — is the landlord’s responsibility at their cost. If a landlord tries to charge a tenant for normal wear repair, the tenant can dispute this through Consumer Affairs Victoria or VCAT.

What if the tap starts leaking severely — is it an emergency repair in Victoria?

If a tap is gushing water that cannot be controlled (e.g., a burst fitting), it qualifies as an emergency repair. The landlord must fix it within 24 hours. In the meantime, turn off the water at the isolation valve under the sink or at the main meter to prevent flooding damage.

How do I turn off the water to a leaking tap in my rental?

Check under the sink or behind the vanity for an isolation valve — a small inline tap on the water supply pipe. Turn it clockwise to shut off water to that fixture only. If there’s no isolation valve, or the problem is the main supply, turn off the main water meter valve outside (usually near the boundary or on the front wall). You won’t be charged for turning off water in an emergency.

Can I withhold rent until repairs are done in Victoria?

No. Withholding rent is not a legitimate tool for pressing landlords to make repairs in Victoria, and will expose you to eviction proceedings for non-payment. The correct path is Consumer Affairs Victoria, followed by VCAT if needed. VCAT can order both the repair and rent reductions, which is far more effective than withholding rent.

Tenant showing a landlord a photo of a dripping tap on a phone during a property inspection in a Melbourne home
Showing documented evidence of a tap leak to a property manager during an inspection — clear, timestamped photo evidence makes repair disputes straightforward and significantly strengthens a tenant’s position at VCAT.