Urgent Repairs

Ok, not a real life situation, but let's say a hot water system burst and my tenant needs to organise some urgent repairs. PM cant be reached as it's out of hours. This is breakdown of essential services, so tenant can contact the listed/ authorised emergency trades person and organise repair.

Question: is there a $ cap on what can be spent without any approval?

Appreciate any feedback from some PM's.

 

Repairs and maintenance | Tenants NSW

Getting urgent repairs done
Tell the landlord/agent – in writing if possible – about what needs fixing. Follow up any conversations with a letter. Keep a copy of the letter and a record of any conversations as evidence that you told the landlord/agent.

If there is no electricity or water it may be up to the service provider to fix the problem (if it is outside the boundary of the premises). See also Factsheet 23: Utilities.

If the landlord/agent cannot be contacted or is unwilling to do any urgent repairs, or if they are taking too long to do them, you can arrange for the repairs to be done. Do not pay any more than $1,000 or you may not get your money back – the landlord is only required to pay you for any reasonable costs up to $1,000. They are obliged to pay within 14 days of your notice.

You must be able to show that:

• the problem was not your fault
• you made a ‘reasonable’ attempt to contact the landlord/agent
• you gave the landlord/agent a ‘reasonable’ chance to do the repairs
• the repairs were carried out by a repair person named in your tenancy agreement (if possible) or by a licensed or qualified tradesperson.

You must give the landlord/agent written notice about the repairs, costs and copies of receipts. The landlord must pay you for any reasonable costs up to $1,000 within 14 days of your notice.

If the landlord does not pay, apply to the Tribunal within 3 months from the end of that 14 days for an order that they do so.

If you cannot afford to pay for urgent repairs, apply to the Tribunal for an urgent hearing for the repairs to be done. You can also apply for a rent reduction until the repairs are done. See ‘Applying to the Tribunal’ below.

 

Depends on your contracted agreement with REA/PM. Many have a predetermined limit on repairs & normally a major repair would warrant approval from owner prior to proceeding if it was something like a complete unit replacement as more than one quote may be required or some form of insurance may be involved.

 

OP query is about when the agent can't be contacted.

 

Yes... and those arrangements/limits should be reinforced by owner. Nothing should/has changed other than the POC.....

 

Basically what Joy said. I don't think the limit kicks in when its an emergency.

Obviously its not an ideal scenario for a number of reasons, but emergencies happen.

 

thanks @Joynz

 

No, I think they will just fix and bill, it cannot be anything unreasonable though.....

When I did this sort of work, if was odd hrs etc I used a small spare tank so tenant can have hot water then do the job in more normal hrs.

If I had a tank, it would just be done to save coming back. Assuming it was a tank leaking/burst.