WA Landlord Water and Hot Water System Requirements for Rental Properties

A cold shower on a winter morning in Perth is uncomfortable. A complete loss of hot water in a rental property is a statutory emergency. Under WA tenancy law, water supply and hot water are treated as essential services with strict response timelines — and the rules apply differently depending on whether you're renting out in the metro area or regional WA.

Water Supply: The Baseline Obligation

Section 42 of the Residential Tenancies Act 1987 requires a rental property to be provided in a reasonable state of repair and fit for human habitation. A functional, continuous water supply is fundamental to habitability.

The property must have access to potable water — either from the mains supply (Water Corporation in Perth, or the relevant regional water provider) or, in rural and remote areas, from a structurally sound rainwater tank system with operational filtration and a functional pump. The landlord is responsible for maintaining the infrastructure that delivers water to the property: internal plumbing, pipes, taps, and connections.

Blocked or overflowing sewerage is classified as an essential service failure, requiring the landlord to arrange a qualified repairer within 24 hours.

Hot Water Systems: Essential Service Status

A complete breakdown of the hot water system is classified as an essential service failure under the RTA. When the tenant notifies you that there is no hot water, you must arrange a qualified repairer within 24 hours.

"Arrange" means confirming a licensed plumber or gas fitter's booking — not necessarily completing the repair within 24 hours, since parts may need ordering. But the tradesperson must be engaged within that window.

Hot water systems in WA rentals typically fall into four categories:

• Electric storage (most common in older properties): a tank unit that heats water using an electric element. Licensed electrician for electrical faults; licensed plumber for tank replacement.
• Gas storage and instantaneous: gas-fired units regulated under the Gas Standards Act 1972. Installation and repair must be by a licensed gas fitter. A gas leak from a hot water unit triggers the 24-hour essential service response for gas supply.
• Solar with electric or gas boost: the solar panels and boost system are both the landlord's maintenance responsibility. If the boost system fails during winter (when solar alone can't heat the water adequately), it's an essential service failure.
• Heat pump: increasingly common in new builds and retrofits. Treated the same as electric hot water for maintenance and repair purposes.

Plumbing and Drainage Maintenance

All plumbing work in WA must be completed by a licensed plumber registered with Building and Energy (LGIRS). DIY plumbing repairs on a rental property are not just inadvisable — they're illegal under Western Australian licensing legislation.

Routine plumbing maintenance the landlord is responsible for includes:

• Dripping or leaking taps (non-urgent maintenance — reasonable timeframe)
• Running toilets or cistern faults (non-urgent unless causing flooding)
• Blocked drains (urgent if causing sewerage overflow; non-urgent for minor blockages)
• Burst pipes (essential service — 24-hour response)
• Water pressure issues caused by internal plumbing faults

Tenants are generally responsible for blockages caused by their own misuse — flushing inappropriate items, grease buildup from cooking, or foreign objects in drains. But the burden of proving tenant causation falls on the landlord.

Regional WA: Tank Water and Extended Trade Waits

Properties outside the mains water network — common in the Goldfields, Great Southern, Midwest, and North West regions — present specific challenges. The landlord must ensure rainwater tanks are structurally sound, guttering and downpipes are directing water into the tanks, and filtration systems are operational.

Tank capacity should be sufficient for the occupancy level. A family of four in a regional property with no backup mains connection needs substantially more storage than a single occupant. While the RTA doesn't specify minimum tank sizes, providing inadequate water capacity can breach the general habitability duty.

Regional WA landlords also face the challenge of limited licensed trade availability. The 24-hour essential-service deadline is to arrange a suitable repairer, not to ensure the tradesperson attends or completes the repair within that period. Keep call logs, texts, and emails showing when you arranged the repair; documenting attempts alone does not extend the statutory deadline if you have not arranged a repairer.

Tenant Self-Help Repairs

If you fail to arrange a qualified repairer within the 24-hour window for a hot water or water supply failure, the tenant is legally entitled to hire a licensed plumber directly and claim reimbursement from you for reasonable costs. Keep this in mind: meeting the 24-hour deadline protects you from potentially higher costs chosen by the tenant's own trade selection.

Our WA Rental Minimum Standards compliance guide includes the complete repair triage framework covering essential service timelines, trade verification protocols, and response templates for managing water, hot water, and all other maintenance categories under the WA Residential Tenancies Act.

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