Connection and supply of water to rental properties

Key information

Water is different to other utilities, such as electricity and gas, as it is always connected, and the account for the water supply will be in the landlord’s name. Landlords must pay all water supply service charges (other than water usage charges) and all sewerage supply service charges (other than pump out septic service charges).

In NSW, a landlord can only ask a tenant to pay water usage charges if:

1. the property is separately metered (or water is delivered by vehicle),
2. the charges are not more than the amount the landlord is billed for by the water supplier, and
3. the property meets the ‘water efficiency’ measures
4. the landlord has given the tenant a copy of the part of the water supplier’s bill setting out the charges, or other evidence of the cost of water used by the tenant.

The landlord or agent can request payment from the tenant for water usage charges within 3 months of a bill being issued.

The landlord or agent will need to provide the tenant with a copy of the bill. The tenant must be given at least 21 days to pay the water usage amount owing.

Water usage charges should be paid separately to rent.

• Tenants must keep up with their utility payments or organise a repayment plan if they run into trouble.

Important advice about water

• Water billing periods are unlikely to align with tenancy agreements. The water meter reading should be noted on the condition report at the start and end of each tenancy to ensure the tenant is not paying for another tenant’s water usage.
• Tenants can contact their local water provider if they think the water bill is too high.
• Tenants will have to pay for water usage if they remove or tamper with the water efficiency measures, and they may have to pay to replace them.
• Social housing tenants must pay water usage as determined by ministerial guidelines issued by the Department of Communities and Justice.

Water efficiency measures

A rental property is only considered water efficient if it meets the following required measures:

No leaking taps or toilets    

Required standard: No leaking taps or toilets anywhere on the property at the start of the tenancy and whenever the other water efficiency measures are installed, repaired or upgraded

Shower heads

Required standard: Maximum flow rate of 9 litres per minute

Internal cold water taps and single mixer taps for kitchen sinks or bathroom hand basins   

Required standard: Maximum flow rate of 9 litres per minute

Dual flush toilets    

Required standard: (from 23 March 2025) all toilets on the property are dual flush and have a minimum 3-star WELS rating

Note about taps and flow rate

The 9 litres per minute flow rate does not apply to other taps in the property, including bathtub taps, laundry taps, outside taps for the garden, or taps for washing machines and dishwashers.

Proving water efficiency

Water efficiency measures should appear on the condition report.

Tenants can ask the landlord or agent to provide some evidence.

How to check water efficiency

If tenants want to check that taps and shower heads meet the water efficiency standards, they can:

1. place a bucket under the tap
2. turn it on completely for one minute
3. measure the flow rate by measuring how much water is in the bucket once a minute is up. 
   The amount of water should not be more than 9 litres. This equals the required maximum flow rate of 9 litres per minute.

Maintaining water efficiency

If showerheads or taps need to be replaced, landlords must replace them with items that meet the water efficiency measures to be able to continue passing on water usage charges to the tenant.

Landlords who replace existing toilets in their property should consider installing dual flush toilets with a minimum 3-star WELS rating to meet the water efficiency requirements by 23 March 2025.

For more information about water saving products and water rating labels, visit the Water Efficiency Labelling and Standards (WELS) Scheme website or call 1800 372 746.

Visit the getting repairs done page to find out what to do if any water utility is broken (e.g. burst water pipe) or the property’s taps or toilets are leaking.

Water tanks

If tank water is the only form of water supply to the property (where water is delivered by vehicle), then the landlord should ensure there is water in the tank at the start of the tenancy.

Tenants will be responsible for refilling the tank (if needed) during the tenancy if the property meets the water efficiency measures.

Septic tanks

If the property has a septic tank system, the tenant must pay for the cost of pumping it out when it becomes full.

Septic tanks are one of the most common types of onsite wastewater treatment systems used if there is no sewerage system in the area.

Rebates for water usage charges

If a landlord receives the benefit of a rebate for water usage charges (or an amount the same as a rebate), then this must be passed on to the tenant.

Interference with supply

A landlord or agent who interferes with the supply of electricity, gas, water, telecommunications services or other services to the rented property will be in breach of the tenancy agreement.

This does not include if the interference is necessary to avoid danger to any person or for maintenance or repairs.

Access for repairs

No-one should stop a tradesperson’s access to a rental property when they are carrying out maintenance or repairs necessary to avoid health or safety risks to any person, or to avoid services to the property being disconnected.

Getting help and support

Tenants can lodge a complaint using NSW Fair Trading's online complaint service for further assistance if a landlord or agent interferes with supply.

Tenants can also seek help if they are being charged for water that is not separately metered.