Inclusions are everything supplied with the property for the tenant’s use.

Examples: dishwasher, air conditioning, furniture, washing machine, fridge.

Inclusions should be checked at the start of the tenancy to ensure they are clean and in good working order. Their condition should be noted on the Entry condition report (Form 1a).

It is a good idea for the property manager/owner to provide copies of operating manuals to ensure the tenant knows how to use, and care for, any inclusions.

The property manager/owner is responsible for keeping any inclusions in a good state of repair. All fixtures and fittings, including electrical appliances, must not likely cause injury to a person through the ordinary use of the item.


The tenant should contact the property manager/owner to request the repair of an inclusion. Ideally this should be done in writing so there is a record of the request.

If the property manager/owner does not arrange repairs, the tenant may issue them with a Notice to remedy breach (Form 11), allowing 7 days for the problem to be fixed. There are different rules for emergency repairs.

If there are delays to the repair the tenant may also negotiate a rent reduction with the property manager/owner for the time it takes the item to be fixed (e.g. 4 weeks to get parts to fix a broken air conditioner).

Broken inclusion not replaced

If during the tenancy an inclusion is not working, and will not be repaired or replaced, the property manager/owner may also negotiate a rent reduction to compensate the tenant.

Television antennas

There is no obligation on the property manager/owner to upgrade an otherwise working TV antenna to a digital antenna.