Small Repairs in a NSW Rental Home

The short answer

Report repairs to the landlord or agent first. New shelves, curtain fittings or other changes are alterations and may need written permission. Agree who approves the work and pays before arranging it. The NSW repair and alteration rules have different conditions.

Repairing damage and making a change are different

A broken existing fitting is not the same request as installing a new one. When you write to the agent, identify whether you want an item repaired or a new fitting added. Keep a photo of the condition and describe how the issue affects use.

For a quote, list the task, room, number of items and the finish required. For a new fitting, include its product instructions and how it is to be mounted. Avoid drilling or replacing fittings before the permission question is settled.

Start with the landlord or agent

NSW’s repairs guide says to contact the landlord or agent about a repair. For non-urgent work a tenant proposes to organise, obtain consent and written agreement about payment. Do not assume that arranging the work yourself automatically creates a right to reimbursement.

Keep the repair request, photographs and written arrangements together. For a property manager or landlord requesting a quote, make clear who can authorise the work and how access will be arranged. A quote does not itself authorise entry to someone’s home.

Permission for alterations

The NSW guide to changes explains that the tenancy agreement or written landlord permission is needed. It also lists specified minor changes and conditions where consent cannot be unreasonably refused. That is not a blanket permission for every small job.

Exclusions and conditions can matter for heritage, particular building materials and some properties. Check the regulator’s current guidance for the actual change. The lease, landlord approval and any strata requirements should be considered together.

Apartment and common-property work

Common property and fire-rated doors need special care. Ordinary handyman work should not be assumed to include alterations to those elements. Tell the person assessing the job if the item is an external window, common wall, entry door or part of a shared system.

Permission from the landlord may not resolve strata requirements. Obtain the necessary approvals before materials are ordered or a fitting is removed. We exclude structural changes, safety-critical barrier work, wiring, plumbing and other specialist trades.

List the repairs by room

List small tasks by room: a cupboard hinge needing adjustment, a torn ordinary flyscreen, a small dry wall patch or furniture that needs assembly. Identify which are repairs and which are changes, and include the written approvals for each relevant item.

Do not combine an urgent safety problem with a routine cosmetic list and wait for a handyman. Urgent tenancy repairs have separate procedures; contact the landlord or agent and use NSW’s current repair guidance. This service does not promise urgent or emergency availability.

Next steps for small jobs

See door and cupboard repairs, flyscreen re-meshing and minor plaster patches for scope and preparation. If a request includes specialist work or a larger building job, use the appropriate licensed contractor rather than treating it as routine maintenance.

Questions about this guide

Should a tenant arrange a repair first?

Report it to the landlord or agent first. For non-urgent repairs a tenant wants to organise, the NSW guide says to obtain consent and written agreement about payment before the work is arranged.

Is hanging a new shelf a repair?

A new shelf is usually a change or installation, rather than repair of existing damage. Check the lease and obtain the relevant written permission before drilling.

Can a landlord refuse a minor change?

NSW has rules for specified minor changes, with conditions and exclusions. Permission is still required unless the tenancy agreement permits the change; do not assume every small alteration is automatically allowed.

Does strata permission matter?

It may, particularly for common property, external elements or fire-rated assemblies. Landlord permission does not by itself resolve strata requirements.

What should a job description include?

List the item, damage or proposed alteration, photos kept ready, requested finish, access, parts and written permission. Identify who will approve the scope and pay.

Do you offer urgent tenancy repairs?

We handle minor non-structural jobs. Urgent repairs have separate NSW tenancy procedures; contact the landlord or agent and follow the regulator’s guidance.

Sources and date checked

Information checked 2 October 2026. Guides explain the source’s published scope; a job needs its own assessment.