A roller shutter supplied with a rental property is generally the landlord's responsibility when it fails through ordinary use. A tenant may be liable if they caused the damage.
Roller shutters break. Straps fray, motors fail and slats jam halfway down.
When it happens in a rental property, the first question is who pays for the roller shutter repair. The answer depends on what caused the fault and, if security is affected, how quickly it needs to be fixed.
This guide covers NSW tenancy rules, the repair request process and typical costs. Fix My Shutters repairs manual and electric roller shutters across Sydney for tenants, landlords and property managers.
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In most cases, the landlord pays. Section 63 of the Residential Tenancies Act 2010 (NSW) requires a landlord to provide and maintain the property in a reasonable state of repair, taking its age, rent and likely life into account.
A roller shutter fitted to the property at the start of a tenancy is normally part of that obligation. The tenant may be liable when they caused or contributed to the damage through misuse, negligence or an intentional act.
The landlord generally pays when:
The tenant may have to pay when:
At bond time, the cause and the evidence matter. NSW Government guidance on fair wear and tear versus tenant damage looks at whether deterioration happened through ordinary use or because of negligence, misuse or an accident.
For example, a strap worn out after years of daily use may be fair wear and tear. Bent slats caused by forcing the curtain against an obstruction are more likely to be treated as damage, although the facts of the tenancy still decide the outcome.
Strata properties can add another layer. If a shutter forms part of common property, the owners corporation may be responsible rather than the individual landlord. The landlord or property manager should check the strata plan and by-laws before authorising work.
A broken roller shutter can be an urgent repair if it makes the property unsafe or insecure. The urgent repair list in section 62 of the Residential Tenancies Act includes a fault or damage that has that effect.
A ground-floor shutter that will not close could leave an accessible window exposed, particularly overnight. A noisy shutter that still closes and locks is less likely to meet the urgent-repair test.
Treat the problem as potentially urgent when:
If the shutter has left the property exposed, follow the steps for dealing with an emergency roller shutter fault while you contact the landlord or property manager.
NSW Fair Trading explains the conditions a tenant must follow before arranging an urgent repair. Its guidance sets a reimbursement limit of $1,000 and a 14-day claim period, so check the linked process before booking work and keep the invoice with copies of every attempt to contact the landlord or agent.
Put the repair request in writing. An email with clear photos is usually more useful than a short text because the property manager can send the same evidence to the landlord and repairer.
Include these details:
Useful wording: "The roller shutter on the ground-floor bedroom window will not close. The window is accessible from outside, so the property cannot be secured.
I noticed the fault at 7 pm today and have attached a video. Please confirm the urgent repair arrangements."
If the landlord or agent does not respond:
The full steps, evidence requirements and reimbursement rules are set out in the NSW Government guide to getting repairs done in a rental property.
A tenant can check for an obvious obstruction, replace a remote battery and note whether other electrical fittings have power. Stop if the shutter is crooked, jammed hard, hanging loose or making a harsh grinding sound.
Repeated attempts can turn a small fault into bent slats, damaged tracks or a burnt-out motor. If the curtain is stuck, these safe checks for a jammed roller shutter help you describe the fault without dismantling anything.
Rental shutters may pass through several tenants with different operating habits. Missed servicing and faults that are reported late can also make a simple repair more involved.
Report a change in sound or movement early and leave the shutter assembled. The noise, stopping point and direction of travel all help a technician narrow down the fault.
Repair costs depend on the fault, shutter size, parts, access and whether the system is manual or electric. The figures below are indicative ranges from Fix My Shutters' repair-cost guide, not a quote; call-out, after-hours and site-specific costs can change the total.
| Repair type | Typical cost range |
|---|---|
| Strap or tape replacement | $145-$205 |
| Winder box replacement | $180-$300 |
| Individual slat swap (minimum three) | $180-$350 |
| Full curtain re-sheet | $350-$600 |
| Hard-wired motor replacement | $550-$900 |
| Battery or solar motor swap | $460-$750 |
| Professional service | About $175 |
Prices vary by shutter type, size, parts and site access. Contact Fix My Shutters for an itemised repair quote before anyone approves the work.
The repairer should identify the failed part and explain whether the rest of the system is serviceable. Our breakdown of how much different roller shutter repairs cost in Australia gives landlords and property managers more detail for budgeting.
When several major components are worn, the quote should also explain whether repairing or replacing the roller shutter makes more sense.
A condition report records the state of the property at the beginning of a tenancy. NSW Government guidance says the landlord or agent must give the tenant two paper copies or one electronic copy before or when the tenant signs the agreement.
Record this for every shutter:
Do not settle for a one-word note such as "working". The NSW Government's rental property condition report guidance explains the process and the tenant's deadline for returning the completed report.
At the end of the lease, the report and dated photos make it easier to separate a pre-existing fault from deterioration during ordinary use or later damage.
The invoice description matters at tax time. The Australian Taxation Office distinguishes repairs from initial repairs, improvements and replacement of an entire asset; that classification and the timing of the work determine whether a cost is immediately deductible or treated as capital expenditure.
Read the ATO guidance on repair and maintenance expenses for rental properties rather than assuming every shutter invoice is immediately deductible.
Storm, hail or attempted break-in damage may also justify an insurance claim, depending on the policy and its exclusions. Photograph the damage before work begins, prevent further damage where it is safe to do so, and contact the insurer before authorising non-emergency replacement work.
If an insurer is involved, the roller shutter insurance claim process and evidence checklist can help the landlord prepare the claim.
A shutter that starts scraping, slowing down or sitting crooked is giving useful warning before it stops completely. Tenants can report those changes, while landlords or property managers arrange technical inspection and servicing.
Tenants can:
Landlords or property managers can:
A professional service checks more than lubrication. It can include alignment, fasteners, controls, limits, electrical components and signs of wear, as explained in our guide to what happens during roller shutter servicing.
Fix My Shutters has more than 15 years of experience repairing roller shutters across Sydney and works with tenants, landlords and property managers.
Contact the team to describe the fault and arrange an itemised quote before work goes ahead.
The FAQ below provides general information about NSW rentals, not legal or tax advice. Contact NSW Fair Trading, a solicitor or a tax adviser for advice about your circumstances.
The landlord is usually responsible for a shutter supplied with the property, including faults caused by fair wear and tear. A tenant may be liable if their misuse, negligence or intentional act caused the damage.
It can be. A broken shutter may meet the urgent-repair test when the fault makes the premises unsafe or insecure, such as when an accessible ground-floor window can no longer be secured.
A tenant can arrange an urgent repair up to the NSW statutory limit if the required conditions are met, including making reasonable attempts to contact the landlord or agent. Keep the invoice and request reimbursement in writing within the required timeframe.
A minor strap repair may cost under a few hundred dollars, while motor or curtain work can cost considerably more. The shutter size, parts, access and fault all affect the quote, so use the table above only as a budget guide.
Fair wear and tear is normally the landlord's responsibility. A faded finish or a component worn through ordinary use is different from bent slats or a snapped strap caused by forcing the shutter.
The ATO treats repairs, initial repairs, improvements and replacement of an entire asset differently. Keep an itemised invoice and check the ATO rules or ask a tax adviser before claiming the cost.
