ACT Rental Property Requirements: Heating, Hot Water, Locks, Ventilation, Lighting and Gas

Beyond Insulation: The Property Standards That Apply to Every ACT Rental

The ceiling insulation standard gets most of the attention in ACT landlord circles, but it's only one piece of the compliance picture. Under the Standard Residential Tenancy Terms (Schedule 1 of the Residential Tenancies Act 1997), landlords must ensure the property is fit for habitation, reasonably clean, in a reasonable state of repair, and reasonably secure at the start of the tenancy — and maintain it throughout.

That obligation covers heating, hot water, locks, ventilation, lighting, and gas systems. Unlike the insulation standard, these aren't governed by a separate regulation with phase-in dates. They're contractual duties under the Standard Terms, enforceable from day one of every tenancy.

Heating

Canberra's winters regularly drop below zero. Fixed heating isn't just expected — it's an essential service under the Standard Terms. A failure or breakdown of any fixed appliance used for heating qualifies as an urgent repair under Clause 60, meaning you have 24 hours to respond.

What the law requires:

• Fixed heating must be operational at the start of the tenancy
• A complete heating failure during tenancy is an urgent repair (24-hour response)
• Gas heaters must be serviced by a licensed gasfitter under the Construction Occupations (Licensing) Act 2004

The ACT doesn't impose Victoria's mandatory two-yearly gas and electrical safety testing regime. But if a gas heater shows signs of malfunction — pilot light issues, unusual smells, soot marks — you need a licensed gasfitter immediately. Carbon monoxide from a faulty gas heater is a life-safety issue, not a maintenance item.

Hot Water

Hot water supply falls under both the general habitability obligation and the urgent repair provisions. A failure of the hot water system is classified as an urgent repair — 24-hour landlord response required.

Key requirements:

• A functioning hot water system must be in place at tenancy commencement
• Complete hot water failure during tenancy triggers the urgent repair pathway
• A failure or breakdown of a fixed hot water system is an urgent repair
• Repairs should be carried out by a licensed plumber

If the hot water system is end-of-life and you're replacing it, check the applicable building requirements. The Sustainable Household Scheme offers zero-interest loans for eligible energy efficiency improvements, subject to scheme terms and contractor eligibility.

Locks and Security

Clause 20(1)(d) of the Standard Terms requires the premises to be "reasonably secure" at the start of the tenancy. A fault that makes the premises unsafe or insecure is an urgent repair.

What this means in practice:

• Functional locks and existing security hardware must be in working order at tenancy commencement
• Deadlocks or security screen doors don't need to be added if they weren't there, but existing security hardware must work
• A broken lock or a security breach (break-in damage) is an urgent repair — 24-hour response
• Lock changes at tenancy turnover are prudent practice, though not explicitly mandated by the Act
• Unlawful lock changes or lock changes without consent are a breach of the tenancy terms

Ventilation

Adequate ventilation is part of the habitability and maintenance duties, and the National Construction Code is also relevant to building requirements.

This covers:

• Bathroom exhaust fans
• Rangehood ventilation in kitchens
• Operable windows in habitable rooms
• Sub-floor ventilation in older homes (critical for preventing rising damp and structural rot)

A ventilation failure that causes mould growth from structural moisture ingress is the landlord's responsibility. Mould from tenant lifestyle factors (blocking vents, not using exhaust fans) shifts to the tenant — but you'll need evidence to make that distinction if a dispute reaches ACAT.

Lighting

Electrical lighting in all rooms must be operational at tenancy start. This falls under the general repair and habitability obligations. Key points:

• Fixed light fittings must work
• Common area lighting in strata buildings is the owners corporation's responsibility, but you should verify it functions before the tenant moves in
• Faulty electrical wiring affecting lighting is a safety issue — engage a licensed electrician

Gas Safety

The ACT doesn't impose Victoria's mandatory two-yearly gas safety inspection regime. But gas safety obligations still apply:

• Gas appliances must be safe and operational at tenancy commencement
• A gas leak is an urgent repair requiring immediate action and a licensed gasfitter
• Gas flues, connections, and appliances must be maintained in safe working order throughout the tenancy
• All gas work must be performed by gasfitters licensed through Access Canberra

If the property has a gas cooktop, gas hot water, or gas heating, document the condition and service history of each appliance. When a gas appliance is serviced or replaced, keep the gasfitter's compliance invoice in your records.

How These Obligations Connect

These aren't isolated requirements — they compound. A property with a broken heater, faulty hot water, and a jammed lock isn't facing three separate issues. It's facing an ACAT application for non-habitable premises, potential rent abatement, and compensation.

The ACT Rental Minimum Standards Compliance Guide maps every property element — heating, hot water, locks, ventilation, lighting, gas, insulation, smoke alarms — into a single compliance matrix with the legal source, timing trigger, and documentation requirements for each. It's designed so nothing falls through the cracks between turnover and the first tenant complaint.

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