Owning a rental property in Victoria comes with real maintenance obligations — and they've only grown stronger since the Residential Tenancies Act 2018 amendments took full effect. Whether you manage the property yourself or through an agent, understanding what you're required to maintain (and what you should maintain proactively) is important for protecting your investment and avoiding disputes.
This guide covers the key maintenance obligations for Victorian landlords, how to handle tenant repair requests efficiently, and how a reliable local maintenance contractor can make the whole process much simpler.
What Victorian Landlords Are Required to Maintain
Under Victorian tenancy law, rental properties must be maintained in a "good state of repair" and comply with all building, health and safety laws. In practical terms, this covers a broad range of items.
Structural and weatherproofing
The property must be structurally sound and weatherproof. Leaking roofs, broken gutters causing water ingress, failed window seals and damaged doors that won't close properly are all landlord obligations. These aren't just about comfort — they're legal requirements.
Gutters and drainage
Gutters must be kept in good repair and functional. This means regular gutter cleaning to prevent blockages that lead to overflow and water damage. Once or twice a year is standard — more often if the property has overhanging trees.
Gardens and lawns
If the garden was in a maintained state at the start of the tenancy, it must be kept that way. This usually means providing a working lawn mower (or paying for regular mowing), and ensuring trees and shrubs don't become hazardous. Regular garden maintenance from a contractor makes this easy to manage.
Fences
Boundary fences must be maintained in reasonable condition. Under the Fences Act 1968, costs for shared boundary fences are split between neighbours — but the landlord is responsible for maintaining fences within the property. Fence repairs are one of the most common maintenance jobs we do at rental properties.
Safety requirements
Smoke alarms must be installed and maintained. Gas safety checks are required every two years. If there's a pool or spa, barrier compliance is the landlord's responsibility. Decks and balconies must be structurally sound — if your deck has rotting boards or questionable handrails, those are a liability issue as well as a legal one.
Urgent vs Non-Urgent Repairs
Victorian tenancy law distinguishes between urgent and non-urgent repairs:
Urgent repairs include things like burst water services, blocked drains, dangerous electrical faults, gas leaks, structural damage and anything that makes the property unsafe or insecure. Landlords must arrange urgent repairs immediately — tenants can organise and claim back up to $2,500 if they can't reach the landlord/agent within 24 hours.
Non-urgent repairs must be attended to within 14 days of written notice from the tenant. These include things like dripping taps, broken appliances, damaged fly screens, fence repairs and general maintenance items.
Having a reliable contractor on call makes responding to both urgent and non-urgent requests much easier. We can attend properties within 24–48 hours for most jobs, and same-day for genuine urgent issues.
Building a Preventative Maintenance Routine
Reactive maintenance — only fixing things when they break — is expensive and stressful. Proactive maintenance keeps your property in better condition, reduces the risk of major issues and makes your property more attractive to good tenants.
A simple annual maintenance routine for a typical northern Melbourne rental property might look like this:
- Twice a year: Gutter cleaning (May/June and September/October)
- Monthly or fortnightly: Lawn mowing during the growing season
- Annually: Garden tidy-up, pruning and mulching
- Annually: Deck inspection and oiling if needed
- Annually: Fence inspection, repair any damaged sections
- As needed: Pressure wash of driveway and paths (often between tenancies)
The total cost of this annual routine is almost always less than the cost of one major reactive repair that could have been prevented — a blocked gutter causing ceiling damage, a neglected deck collapsing, or an overgrown garden attracting a dispute at the end of a tenancy.
End of Tenancy: Getting It Right
End-of-tenancy preparation is one of the most important maintenance moments. A well-presented property attracts better tenants faster and reduces vacancy periods.
For the exterior and garden, a good end-of-tenancy preparation should include:
- Full lawn mow, edge and tidy
- Garden bed clean-up, pruning and weed removal
- Pressure wash of driveway, paths and entertaining areas
- Gutter clean if overdue
- Any outstanding fence or deck repairs
- Touch-up repairs as identified in the outgoing condition report
We can handle all of this in one or two visits, coordinating with your property manager and providing photos and invoices for record-keeping.
Finding a Reliable Maintenance Contractor
For property managers and landlords, having a trusted local contractor on your preferred list makes everything easier. Here's what to look for:
- Public liability insurance — non-negotiable. Insist on it.
- Fast response time — you don't want to be chasing contractors for days on urgent repairs.
- Clear invoicing — photos before and after, itemised costs, ABN on invoice.
- Multi-trade capability — a contractor who can handle garden, gutters, repairs and pressure washing reduces your coordination burden significantly.
- Local — a local contractor responds faster and knows the area's typical property types and issues.
We work with property managers and landlords across Epping, Thomastown, Lalor, Mill Park, South Morang and the broader northern Melbourne area. Learn more about our rental property maintenance services or give us a call to discuss your properties.
Note: This article provides general information only and is not legal advice. For specific questions about your obligations under Victorian tenancy law, consult Consumer Affairs Victoria or a qualified legal professional.