Making repairs is often a sore spot between tenant and private landlords. While some landlords are great about making repairs quickly, others take a long time. On the other hand, some landlords clearly spell out in the lease when a tenant is responsible for a repair and reasons for delaying a costly repair, such as evaluating bids.
A tenant should read the lease carefully to determine what repairs they are responsible for. Generally, the landlord will take responsibility for major repairs that result in wear and tear. Some examples of this would be to repair or replace a faulty oven, repair a faulty light switch or fix a broken lock. The tenant would be responsible for damages caused through neglect or improper use, accident or intentional damage, such as a hole punched in the wall or a screen door broken by a child's toy.
When a tenant wants the landlord to make a repair, there are several steps involved. Generally, the landlord should have a system in place where written requests for non-emergency repairs can be made. Whether this is a form or simply a letter, the tenant must write down the repair request with the date and the nature of the repair. If the tenant has not heard from the landlord within a few days after submitting the written request, it is appropriate to follow up with the landlord or property management office. A tenant is also obligated to report needed repairs in a timely manner. If a tenant does not notify a landlord about a repair and more damage occurs as a result of the neglect, the tenant is responsible for the cost of the total repair.
When a landlord receives a written request for a repair to be made on a rental unit, he must comply with state and local regulations to provide a unit that is in a good state of repair. Generally, leases state what parts of the unit the landlord is responsible for. These typically include the roof, fireplace or chimney, walls, gutters, drains and plumbing and any equipment that supplies utilities to the unit, such as ductwork or a water heater. While state and local guidelines differ, a landlord generally has within 14 days to respond and repair a non-emergency repair. Of course, it is in the landlord's best interest to coordinate repairs that may cause more damage, such as leaking pipes or dishwashers. Generally, a landlord should give the tenant an idea of how long the repair will take so there is no misunderstanding.
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