Rental Repairs: Does Landlord or Tenant Pay?

Here’s a guide of who is responsible for what, and three case studies of complicated situations.

What are landlord responsibilities?

Under the Residential Tenancy Act, landlords are responsible for:

• Unit maintenance: In compliance with health, safety, and housing standards
• Structural repairs: Roof, walls, plumbing, heating, and electrical systems
• Appliances: Included appliances are in good working condition
• Urgent repairs: Timely response to emergencies such as no heat in winter, burst pipes, broken locks
• Pest control: Remediation, unless tenant’s actions caused the problem
• Common areas: Upkeep of shared spaces in multi-unit buildings

What are tenant responsibilities?

Under the Residential Tenancy Act, tenants are responsible for:

• Unit cleanliness: Regular trash removal and reasonably clean & sanitary upkeep
• Reporting: Prompt written notice of required repairs or hazards
• Tenant damages: Repair if caused by tenant, guests, or pets
• Proper use: Of fixtures and appliances
• Minor toilet/drain: Unclog if caused by hair, grease, or tenant misuse
• Lost keys: Pay for rekeying/replacing lost keys, building fobs, or garage remotes
• Minor maintenance: Replace light bulbs, smoke detector batteries, air filters, etc.
• Small repairs: Fix minor issues caused by tenant, such as small drywall dents, loose towel racks

Urgency: what counts as emergency repairs?

Under the Residential Tenancy Act, emergency repairs are defined as:

• No heat in winter
• Major plumbing leaks or broken water lines
• Broken locks (unit cannot be secured)
• Electrical issues that are hazardous
• Broken fridge, stove, or oven if included in the lease

If a landlord doesn’t respond promptly to an emergency repair, a tenant may pay for the repair and then deduct the cost from rent (must follow proper notice procedure).

Wear-and-tear: landlord or tenant responsibility?

Landlords are responsible for wear-and-tear issues that result from (1) age, (2) normal wear and tear, or (3) defective installation. 

Tenants can be responsible for wear-and-tear issues that stem from tenant action or inaction, accounted for through direct charge or a deduction from the security deposit.

Home maintenance

Maintenance issues can often be prevented or resolved quickly, saving time and cost for both landlord and tenant. Our home maintenance guide https://birdsnestproperties.ca/basic-home-maintenance-guide/ provides a reference of common preventative and troubleshooting measures for our tenant residents.

Case studies

Here are some case studies of more complicated situations that have informative outcomes from BC Residential Tenancy Branch resolutions.

1. Flooded kitchen from burst pipe

Issue: A tenant reports a burst pipe under the sink causing flooding.
Outcome: The landlord must act immediately because the water damage and unusable kitchen qualifies as an emergency repair. If unresponsive, the tenant can arrange repair and deduct the cost after proper written notice.

Responsibility: Landlord takes action and pays expense

2. Broken dishwasher

Issue: A dishwasher included in the lease stops working. 
Outcome: If the appliance was included in the lease, the landlord must repair or replace it. They cannot offload that cost to the tenant.

Responsibility: Landlord takes action and pays expense

3. Mould on bathroom ceiling

Issue: Tenant notices mould forming on the ceiling and reports it months later. It turns out they haven’t been using the bathroom fan.
Outcome: Landlord must address mould for health/safety reasons, but may deduct from deposit or charge tenant for tenant negligence (delayed reporting and tenant’s lack of ventilation)

Responsibility: Landlord takes action, and tenant reimburses expense

At Birds Nest Properties, we guide both landlords and tenants through these responsibilities clearly, fairly, and professionally. From lease structuring to move-out inspections, we make sure everyone knows where the line is.