Repairs and Maintenance: Landlord or Tenant Responsibility?

In British Columbia, both landlords and tenants share responsibility for the upkeep of rental properties. However, who must take action and who pays the expense depends on (1) type of repair, (2) cause of damage, and (3) urgency.

Here’s a guide of who is responsible for what, and three case studies of more 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 (e.g. 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 (e.g. 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.

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 in Lease Agreement

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.

*************************

Read more Birds Nest Properties Landlord Guides:

Key BC Tenancy Rules at a Glance – What Landlords Should Know in 2025

2025 Canada Underused Housing Tax – Everything You Need To Know

8 Essential Tips for First-Time Landlords

2025 Vancouver Empty Homes Tax – Everything You Need To Know

2025 BC Speculation and Vacancy Tax – Everything You Need To Know

Furnished vs Unfurnished: What’s the Best Choice for Your Rental Property?

Understanding Vancouver Property Management Fees

*************************

Birds Nest Properties is a leading rental property management company that specializes in serving owners of condos, houses, and apartment buildings in and around Vancouver.

We take care of everything, so you don’t have to. Our comprehensive service gives you a stress-free experience as a rental property owner. 

Thinking about renting out your property?
Call us 604.260.9955 or fill out our Contact Form to learn more.

Disclaimer: This guide provides general information about the BC Residential Tenancy Act and is not intended as legal or tax advice. Laws and interpretations can change. Property owners should consult the official BC Residential Tenancy resources and seek advice from qualified legal and tax professionals to determine their specific obligations.