You wake up to a dripping ceiling. By lunchtime there’s a bulge in the plaster and your couch is soaked. The upstairs neighbour says “not my problem.” Your agent says “we’ll look into it.” Nobody is doing anything, and it’s getting worse.
Here’s how the blame actually works, and who has to pay for what.
Three separate questions
Water damage is confusing because there are three different costs, and they can land on three different people:
- Fixing the building (ceiling, walls, floor, wiring).
- Your belongings (couch, rug, laptop, clothes).
- Your rent while the place is damaged or unliveable.
1. Fixing the building: your landlord
As far as you’re concerned, this is simple. Your landlord must repair the property. Under the Residential Tenancies Act in every state, that duty doesn’t depend on whose fault the leak was. Water coming through the ceiling is an urgent repair. Most states require action within 24 to 48 hours, and if the landlord doesn’t act, you can arrange emergency repairs yourself up to a set limit and be reimbursed.
Who ultimately pays is between the landlord, the strata body corporate (if it’s common property like shared pipes), and the upstairs owner. That’s their fight. Not yours. Don’t let the agent use “we’re waiting on strata” as a reason to leave you with a hole in the ceiling.
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2. Your belongings: usually not the landlord
This one hurts. The landlord is generally not responsible for your personal property unless they were negligent. That means:
- If the leak came from a known problem the landlord ignored (you reported the stain two months ago), you can claim against them for negligence.
- If the leak was caused by the upstairs occupant (overflowing bath, burst washing machine hose), you can claim against them.
- If it was a sudden pipe failure nobody could have predicted, you may be stuck unless you have contents insurance.
This is why contents insurance matters for renters. If you have it, claim on it and let the insurer chase whoever is at fault.
3. Your rent: you can claim a reduction
If part of the property can’t be used (a bedroom with a collapsed ceiling, a bathroom with no power), you are entitled to a rent reduction for that period. If the whole place is uninhabitable, you may be able to stop paying rent entirely until it’s fixed, or end the lease. Every state’s Act allows this. The tribunal can order the reduction if the landlord refuses.
What to do now
- Photograph and video everything. The leak, the damage, your ruined belongings, with timestamps.
- Report it in writing as an urgent repair. Email and text, today. Note the time.
- Move your stuff. You have a duty to limit further damage.
- Get the upstairs details. Ask the agent or strata manager for the owner’s contact for insurance purposes.
- Send a formal repair notice. Set a deadline. State that you will seek a rent reduction and compensation.
- Claim on contents insurance if you have it.
If they stall
Apply to your state tribunal for urgent repair orders and a rent reduction. Say in your application that it is an urgent repair. Bring your photos and your written notice.
Claim Done drafts your Renter Compensation claim for $49. Done in about 5 minutes.
What happens when you put your landlord on formal notice
Same problem. What a prepared case looks like.