Repairs and maintenance

Landlords are responsible for most rental unit repairs. Tenants are responsible for basic upkeep of a unit and for letting their landlord know when the unit needs maintenance. Tenants are also responsible for repairing any damage caused by people and pets living in or visiting their unit.

On this page

• Landlords are responsible for most repairs
• Regular repairs and maintenance 
• Emergency repairs
• Duty to minimize loss
• Resolving conflict about repairs and maintenance
• Tenant role and responsibilities
• Landlord role and responsibilities
• Resources
• I need help

Landlords are responsible for most repairs

Landlords are responsible for most repairs to a rental unit. These repairs include:

• Major repairs such as heating and plumbing issues 
• Repairs to common areas
• Repairs from damage from normal wear and tear

Tenants are responsible for minor repairs, like changing a light bulb. 

Condition inspections help reduce conflict about repairs

Landlords and tenants should do a condition inspection together at the start of the tenancy to have evidence of the unit's condition in case of any disagreements. 

• Learn more about why condition inspections are important

Regular repairs and maintenance 

Landlords are responsible for regular repairs and maintenance, but are not responsible for damage caused by tenants, their pets or guests. 

Requesting regular repairs 

Tenants must request repairs in writing. The request should describe the problem and allow the landlord a reasonable about of time to make the repair. 

Tenants should keep a copy of their repair request. 

Emergency repairs

For a repair to be considered an emergency, it must be:

1. Urgent 
2. Necessary for the health or safety of people or property; and
3. Relating to issues such as:
   • Major leaks in pipes or the roof
   • Damaged or blocked water or sewer pipes or plumbing fixtures
   • The primary heating system
   • Damaged or defective locks that give access to a rental unit
   • The electrical systems 

Repairs that do not meet all three criteria are not considered an emergency.

Tenant must report the emergency repair to the emergency contact

Tenants must contact the landlord or landlord's contact person to report the emergency and ask for repairs.

If the landlord or contact person doesn't respond, the tenant must:

• Make two attempts to phone them at the emergency contact number given
• Allow a reasonable amount of time to pass

If the landlord doesn’t respond, the tenant can arrange the repairs

Once the tenant has made two attempts to phone the emergency contact and allowed a reasonable amount of time to pass, the tenant can arrange to have the repairs done at a reasonable cost.

If the tenant can't afford the repairs

If the tenant does not have time or money to arrange the repairs, they can apply for dispute resolution through the participatory hearing process to request a repair order.

If the repair is urgent due to safety and security, the tenant can apply for dispute resolution through the expedited hearing process. Emergency repairs are a high priority when the Residential Tenancy Branch (RTB) is scheduling hearings.

Landlords must pay for emergency repairs

If the landlord or their contact person was not available to arrange the emergency repairs, the landlord must reimburse the tenant. If the tenant has arranged repairs and they are underway, the landlord may decide to:

• Take over the repairs and pay for work up to that point
• Allow the repairs to continue and reimburse the tenant for the full cost

When requesting reimbursement for emergency repairs, tenants must send the landlord:

• All receipts
• A written summary of what happened


If the landlord does not cover the costs after the tenant provides the receipt and summary, the tenant can deduct the costs from the rent. The tenant should send a note with the rent payment that lets the landlord know why they have paid less rent.

Water damage

Dealing with water damage is important for both landlords and tenants. Tenants should immediately report any water damage to their landlord. Landlords should fix water damage quickly to avoid more serious issues like mold growth. 

Duty to minimize loss

Landlords and tenants have a shared duty to minimize each other’s losses when repair issues arise.

This means that both landlords and tenants must take reasonable steps to prevent damage from happening and lessen the impact when repairs are needed.

• Read Policy guideline 5 (PDF, 171KB) for more information about the duty to minimize loss

Minimizing loss as a tenant

For example, if the tenant noticed the roof was leaking, minimizing loss might mean:

• Moving belongings away from the leak and drying them off, as soon as possible
• Placing buckets or tarps underneath the leak to reduce damage to the flooring
• Letting the landlord know about the leak as soon as they notice it, and requesting repairs
• Filing for dispute resolution if the landlord doesn’t make the repairs and it’s likely that more of the tenant’s belongings will be damaged

Minimizing loss as a landlord

In the example of a leaky roof, minimizing loss as the landlord might mean:

• Inspecting the shingles regularly
• Keeping the roof free of moss, lichen, leaves, branches and debris
• Promptly arranging for the roof to be repaired
• Temporarily covering the hole in the roof, if the repairs will take time to arrange or complete
• Providing the tenant with fans to help dry the area

Resolving conflict related to repairs and maintenance

Make the repair, then work out who should pay for it

If a repair is needed, the landlord should arrange for the repair to be made promptly.

If the landlord and tenant disagree about who is responsible for the cost of the repair, they can apply for dispute resolution through the participatory hearing process and have a Residential Tenancy Branch arbitrator decide after the repair is made.

Apply for an order requiring the landlord to make the repair

If a tenant requests a repair that is related to the health, safety or usability of the unit and the landlord hasn't responded in a reasonable amount of time, the tenant can apply for dispute resolution.

Dispute resolution is a process to help resolve conflicts between landlords and tenants. Before seeking dispute resolution, tenants should consider: 

• Contacting the landlord to directly discuss the issue  
• Documenting the problem and their communications with the landlord
• Seeking advice from a tenant association or support organization 

The Residential Tenancy Branch is unlikely to grant orders for repairs to make the unit more modern or look better. 

• Usability repair request would be to replace carpet that has a significant hole in it
• A looks repair request would be to replace carpet because it is ugly or stained

Arbitrator considerations during the dispute resolution process

Reasonable amount of time

Only an RTB arbitrator can decide whether the landlord has completed repairs within a reasonable amount of time. 

Tenants who believe their landlord has not completed repairs in a reasonable amount of time can apply for dispute resolution. They can request orders for the landlord to:

• Comply with the Residential Tenancy Act, regulations, or the tenancy agreement
• Compensate the tenant for the inconvenience

Useful life of building elements

Arbitrators use the age of an item when it is damaged to help determine:

• Whether an item became damaged due to normal wear and tear
• The amount a tenant will have to pay for repairing or replacing an item they damaged
• Whether the landlord can apply for an additional rent increase to cover the expense of repairs

Landlords and tenants can use the useful life of a damaged item to help them decide how to address repair issues. Policy guideline 40 (PDF, 89.4KB) contains the list of building elements and their useful life.

Standards and completeness for repairs

The tenant can apply for dispute resolution through the participatory hearing process if they are concerned that repairs were done in a way that:

• Limits the tenant's use of the repaired item
• Limits the tenant's use of the rental unit
• Seems unsafe

They can request orders for the landlord to:

• Comply with the Residential Tenancy Act, regulations, or the tenancy agreement
• Reduce the rent to reflect the tenant’s reduced ability to use the unit
• Compensate the tenant for the inconvenience

Landlord does not agree the repairs were an emergency

If the tenant deducts repair costs from the rent and the landlord believes:

• The costs were too high
• The repairs were unnecessary
• The tenant caused the problem that needed to be repaired

The landlord can:

• Submit a request for a monetary order, or
• Serve a notice to end the tenancy for unpaid rent

Tenant role and responsibilities

Letting the landlord know about maintenance issues

It’s the tenant’s job to inform the landlord when the unit needs maintenance.

Tenants must request repairs in writing: by email, letter or text message. The request should describe the problem and allow the landlord a reasonable amount of time to fix it. Tenants should keep a copy of the repair request as well. 

Landlord responsibilities 

Landlords have a responsibility to maintain the basic features of the rental unit and appliances and services listed in the tenancy agreement. 

If a landlord isn't meeting these responsibilities, tenants should: 

1. Talk to the landlord about the issue 
2. Make a written request asking that the landlord fix the issue 
3. Seek dispute resolution after talking and writing to the landlord  

Basic upkeep of the unit during the tenancy

Tenants are responsible for:

• Taking out the garbage, compost and recycling
• Dealing with minor mold issues on windowsills, tubs and showers
• Keeping the carpets reasonably clean 
• Changing light bulbs
• Repairing any damage caused by people and pets living in or visiting the unit

Tenants are also responsible for keeping the common areas around their rental unit reasonably clean.

Yard work when the tenant has exclusive use of the yard

Tenants with exclusive use of the yard are responsible for routine yard maintenance. This includes cutting the grass and shoveling snow in the winter. 

Minor repairs when moving out

At the end of the tenancy, tenants are responsible for:

• Steam cleaning or shampooing the carpets, if the tenancy lasted one year or longer
• Patching nail holes in the walls
• Cleaning marks on the walls

Damage caused by tenants 

Tenants are financially responsible for any damages caused by themselves, their guests or pets.

Tenants should talk to the landlord about any damages as soon as possible. Reporting damages early can help address the issues promptly and prevent them from becoming more severe.

Making repairs during the tenancy

Tenants must have the landlord's written agreement if they want to make repairs and charge the landlord for the costs. Learn how to resolve conflicts about repairs.

Landlord role and responsibilities

Landlords must provide rental units where tenants can expect to be safe and healthy.

Legal definition of healthy and safe to be lived in

Most municipal governments set out standards of maintenance bylaws. The Residential Tenancy Act says landlords must follow local bylaws.

Bylaws are different in each city, but usually cover topics like hot water and heating, pest control and maintaining the outside of the building.

Check with your local government to learn more about the standards of maintenance in your community.

Landlord must provide an emergency contact for repairs

Landlords must give the tenant an emergency contact name and phone number. They can give this contact to each tenant in writing or post it in a visible spot in a common area.

Maintaining the basic features of the rental unit

Landlords must ensure that the rental unit remains livable by maintaining the basic features of the rental unit, including:

• Heating
• Hot water
• Electricity
• Locks on doors and windows
• Devices that allow access to the unit
• Walls, floors and ceilings
• Fire doors, fire escapes, sprinkler systems and other fire-safety features

Maintaining appliances and services in the tenancy agreement

Landlords are responsible for fixing and replacing any items that are specifically listed in the tenancy agreement, such as:

• Appliances
• Furniture
• Parking and storage
• Security systems

Respecting tenants' rights to quiet enjoyment during renovations 

Landlords must consider tenants' rights to quiet enjoyment when planning or scheduling renovations during the tenancy.  

• Learn more about renovations and quiet enjoyment

Landlord is responsible for insect control

Landlords are generally responsible for controlling insect infestations, such as bedbugs.

Municipal Standards of Maintenance bylaws dictate whether the landlord is responsible for managing other pest infestations, such as rodents.

Landlords are responsible for normal wear and tear 

Wear and tear is minor damage that occurs in a rental unit over time due to regular use. These include: 

• Faded paint on the walls 
• Minor scuff marks on floorboards 
• Worn carpet or tiles

Tenants are not responsible for wear and tear damages as they are considered part of the normal use of the rental unit during a tenancy.

Strata buildings

Each strata has different rules about repairs. Landlords who rent units in strata buildings should be familiar with the rules for repairs in a strata. They should also clearly communicate to tenants:

• Which repairs are the strata’s responsibility
• How to report repairs that are the strata’s responsibility
• Approximate timelines for repairs the strata will make

Repairing common areas in multi-unit buildings

Landlords who own buildings, which contains more than one rental unit are responsible for maintaining the shared areas. This includes:

• Locks and access devices (such as electronic fobs) for shared doors
• Intercom and security systems
• Elevators
• Light fixtures
• Yard work, such as cutting grass and clearing snow

Clear communication reduces conflict about repairs

Landlords can help prevent conflicts about repairs by giving tenants clear information in writing about who to contact for repairs and when to contact them. This information should include:

• The emergency contact name and phone number
• Information about emergency repairs
• The name and contact information for reporting routine repairs
• What the landlord considers a routine repair
• The information the landlord needs from the tenant to be able address a repair request
• Information about repairs for strata buildings

Tip: Preventing damage to utilities, appliances and fixtures

Tenants are less likely to accidentally damage appliances in the rental unit when they have information about how to use them properly. It’s a good idea for the landlord to give the tenant copies of the user manuals for:

• The heating system
• Hot water heater
• Air conditioning
• Security system
• Appliances
• Anything else in the rental unit that the tenant might need to know how to operate

It's also a good idea for the landlord to give the tenant written information about what type of light bulbs to use and how to change the bulbs in any unusual light fixtures in the unit, such as chandeliers, pot lights and fluorescent tube lights.

Resources

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