Broken windows, cracked shower screens, and unsafe glass are some of the most common maintenance issues in residential rental properties. But when glass breaks, many tenants and landlords are unsure who is responsible — and what the law actually requires.
This guide explains the rights and responsibilities surrounding glass in Victorian rental properties, including safety glazing requirements, urgent repairs, tenant obligations, and who typically pays when glass damage occurs.
What Is “Compliant Glass”?
In residential properties, certain areas must use safety glazing materials that comply with the National Construction Code (NCC) and Australian Standard AS 1288 – Glass in Buildings.
Safety glass is a specially manufactured type of glass designed to reduce the risk of serious injury if the glass is impacted or broken. Unlike ordinary annealed glass, which can break into large sharp shards, safety glass is engineered to either:
Break in a safer way that minimises injury risk.
Resist impact more effectively
There are 2 main categories of safety glass:
- Toughened glass – is heat-treated to make it significantly stronger than standard glass.
- Laminated safety glass – consists of two or more panes of glass bonded together with an interlayer, usually made from polyvinyl butyral (PVB).
Common locations where compliant safety glass is required include:
- Doors and side panels near doors
- Bathrooms and shower screens
- Low-level windows
- Glass near stairways
- Large glass panels in “human impact zones”
The relevant compliance standards include:
- AS 1288:2021 – Glass in Buildings – Selection and Installation
- AS/NZS 2208 – Safety Glazing Materials in Buildings
- National Construction Code (NCC)
These standards exist to help protect occupants from injury caused by accidental human impact.
Do Rental Properties Need to Be Upgraded to Current Standards?
Not always.
A property is generally assessed against the building standards that applied when it was constructed or last renovated. Older homes are not automatically required to be fully upgraded to current glazing standards unless:
- Renovation or replacement work triggers compliance upgrades
- Existing glass is unsafe or damaged
- A tribunal or authority determines the condition creates a safety risk
However, landlords still have a legal obligation to provide and maintain rental properties in a reasonably safe condition.
Under Victoria’s rental minimum standards, rental properties must be:
- Structurally sound
- Weatherproof
- Safe for occupants
If existing glass presents a clear hazard, replacement with compliant safety glazing may become necessary during repair or replacement works.
What Happens if Glass Breaks in a Rental Property?
The first step is determining:
- Whether the damage creates an urgent safety issue
- How the damage occurred
Broken glass may qualify as an urgent repair if it affects:
- Security of the property
- Safety of occupants
- Weather protection
Examples include:
- Smashed external windows
- Broken glass doors
- Dangerous shattered shower screens
In Victoria, urgent repairs must be addressed by the rental provider (landlord) as soon as practicable.
Who Pays for Broken Glass?
Responsibility depends on the cause of the damage.
The Rental Provider (Landlord) Is Usually Responsible When:
- Glass breaks due to age or deterioration
- Existing glass was improperly installed
- The damage results from structural movement
- There is no tenant negligence
- Safety upgrades are required during replacement
Examples:
- A window cracks due to house movement
- An old shower screen shatters without impact
- Seal failure or frame movement damages glass
The Tenant May Be Responsible When:
- Damage is caused intentionally
- Damage results from negligence or misuse
- An accident occurs due to tenant actions
Examples:
- A ball breaks a window indoors
- Furniture impacts a glass panel
- Damage caused during moving furniture
Tenants are expected to take reasonable care of the property under the Residential Tenancies Act.
Can Tenants Arrange Emergency Glass Repairs?
Yes — in some circumstances.
Under Victorian tenancy laws, tenants may arrange urgent repairs themselves if:
- They have made reasonable attempts to contact the rental provider or agent
- The repair is urgent
- The repair cost falls within the allowable urgent repair threshold
The tenant may then seek reimbursement from the rental provider.
Because broken glass can create safety and security risks, many property managers maintain emergency glazing contacts for after-hours situations.
Are Shower Screens Covered?
Yes.
Shower screens must also comply with Australian safety glazing requirements.
Most modern shower screens use toughened safety glass. If a shower screen breaks:
- The cause of the breakage determines responsibility
- Replacement glass must generally comply with current standards
Improperly installed or ageing shower screens can become a safety issue over time
What Should Tenants Do if Glass Breaks?
Tenants should:
- Ensure everyone is safe
- Avoid contact with broken glass
- Notify the property manager or landlord immediately
- Take photos of the damage
- Prevent further damage where possible
If the damage creates an urgent safety or security issue, emergency repairs may be required.
Why Compliant Glass Matters
Using compliant safety glass is not just about meeting standards — it helps:
- Reduce injury risk
- Improve tenant safety
- Protect landlords from potential liability
- Reduce disputes regarding maintenance obligations
For property managers and landlords, maintaining compliant glazing can help minimise risk and ensure properties remain safe and fit for occupation.
Useful References
- Consumer Affairs Victoria – Urgent Repairs
- Residential Tenancies Act 1997 (Vic)
- National Construction Code (NCC)
- AS 1288:2021 – Glass in Buildings
- Repairs in Rental Properties
This article is general information only and should not be considered legal advice. Requirements may vary depending on the age, condition, and construction of the property.