What are the landlord’s statutory repair obligations
According to the general provisions of Article 430 of the Civil Code, if there is damage to the house that hinders residential use, the lessor (landlord) has the obligation to repair it in principle, unless the lease contract stipulates otherwise that the lessee is responsible. This is a compilation of public regulations and is not a legal opinion for individual cases. The actual situation will still vary depending on the contract terms and on-site circumstances.
Step 1 of self-protection: Keep evidence
If you discover a water leak, clogged toilet or water heater failure, take photos and videos as soon as possible, notify the landlord via LINE or email, and keep written records. These evidences are the most basic and important basis for subsequent coordination or claim for expenses.
Self-protection Step 2: Issue a time-limited reminder
If the landlord fails to respond, you can clearly state the repair items and reasonable deadlines in writing (LINE message, email, or certified letter), such as "Please arrange repairs within 7 days," and keep a record of the delivery.
Self-protection Step 3: How to claim for expenses after self-repair
If the landlord fails to deal with the problem after the deadline, the tenant may be able to arrange repairs on its own and keep the official estimate and receipt as a basis for subsequent claims for expenses. In practice, this part will still be determined differently depending on the circumstances of the case and the contract. It is recommended to keep complete records first.
Common disputes and general identification directions (for reference only)
| Common disputes | General recognition direction | Retainable certificates |
|---|
| Bathroom leaks | Most of them are repairable by landlords | Photos, reminder records, valuation sheets |
| Toilet clogged (non-man-made damage) | Should be judged according to the contract | Maintenance records, conversation records |
| Water heater aging faults | Most of them are due to normal wear and tear of the equipment and are usually the responsibility of the landlord | Equipment age and failure photos |
| Dispute over the deduction of repair costs from the deposit | It depends on whether the cause of the damage is normal wear and tear | Condition record at the time of check-in |
The above is only a general guide. Actual cases still need to be judged according to the terms of the contract, the cause of damage and the content of the agreement between the two parties. It does not represent the determination of any specific case.
Explanation of common situations
Scenario 1: The bathroom ceiling continued to leak, and the landlord delayed in dealing with it. The tenant first took photos to keep proof and issued a written reminder, and then arranged for a repairman to repair the problem and kept the proof.
Scenario 2: The water heater breaks down after many years of use. The tenant and the landlord have different views on whether it is normal wear and tear. In this situation, it is recommended that both parties first refer to the age of the equipment and keep maintenance records to coordinate how to deal with it.
Three things you must do first in an emergency
- Ensure the safety of your residence first (cut off water and electricity to avoid the expansion of water accumulation)
- Take photos to keep the certificate and notify the landlord
- If you need urgent repairs, you can first contact the master to come to your home for processing. Cost issues can be coordinated afterwards
Not recommended behavior
- Unilaterally deducting the rent amount as compensation for repairs can easily lead to more disputes
- Major changes to the pipes or equipment in the house without notifying the landlord
- Oral communication leaves no written record at all
- Emotional verbal threats can easily make the coordination process more difficult
- Having someone dismantle the equipment without retaining evidence
Details that can be prevented when signing a lease
If you are still looking at the house before renting, it is recommended to take photos and record the condition of the existing equipment in the house (year of water heater, appearance of pipelines, number of sockets) before moving in, and clearly stipulate the responsibility for repairs in the lease. This way, if there is a dispute in the future, you will have a clear basis to refer to, instead of talking about different things afterwards.
If coordination between the landlord and the tenant fails to produce results
Most renovation disputes can usually be resolved in a way that is acceptable to both parties through continued communication and evidence retention. However, if coordination does reach an impasse, it is recommended to first ensure that residential safety and basic life functions are not affected, and then seek further assistance through official mediation resources instead of taking drastic unilateral actions.
Official mediation resources
If coordination does not go smoothly, you can contact the local government's consumer service center, relevant units in the rental housing service industry, or local legal aid agencies to obtain further assistance.
Conclusion: In case of emergency, find someone to repair it first, and use the estimate sheet to prove the cost dispute
When encountering urgent repair needs, it is recommended to prioritize safety issues. Disputes over cost ownership can be reconciled slowly later. The Estimation Form retained during the process (you can use /tools/repair-quotation-generator for trial calculation) will be a very practical supporting document.
Extended reading: For more information on self-insurance procedures for renting a house, please refer to "Repair Responsibility and Self-Insurance for Rental Housing" and "Guidelines for Responsibility for Rental Housing Repairs", or if there is a dispute caused by water leakage from a neighbor upstairs, please refer to "Repair Liability and Compensation Compensation for Upstairs Water Leakage".
FAQ
Q1: The landlord said "you handle it yourself". Is this legal?
Under general provisions, repair obligations mostly fall on the landlord, but the actual situation still depends on the terms of the lease contract. It is recommended to confirm the content of the contract first and keep communication records.
Q2: Can I directly deduct the money from the rent after having it repaired by a master?
It is recommended to first issue a written reminder and give it a reasonable time limit. If the landlord fails to handle the matter within the time limit, then consider making repairs on your own and retaining the voucher to claim the cost. Unilateral deduction of rent may still be controversial.
Q3: What should I do if the lease does not include repair responsibilities?
You can refer to the general regulations to organize and coordinate with the landlord on how to deal with it. If the coordination is not smooth, you can contact the local government consumer protection unit or legal support resources.
Q4: There is an emergency water leak but the landlord cannot be contacted. Can I call the master first?
You can first contact the master to handle the emergency situation to avoid further damage, and keep a record of notifying the landlord at the same time, and then coordinate after the expenses are attributed. This approach is more reasonable than allowing the damage to expand before dealing with it.
Q5: If the deposit is deducted by the landlord in the name of repairs, how to confirm the reasonableness?
It is recommended that the landlord provide an estimate or receipt details for the repair project, and compare it with the house condition record at the time of check-in to confirm whether the deduction items are normal use wear and tear or actual damage. If you have any doubts about the amount, you can communicate and coordinate first.
Inspection recommendations before lease expiry
Before the lease expires and you prepare to move out, it is recommended to check the condition of the water and electricity equipment in your home in advance, and agree with the landlord on the inspection time when you check out.
Practical tips for communicating with landlords
When communicating about repair problems, it is recommended to describe the situation with specific facts (for example, "the bathroom ceiling has been leaking since last Wednesday") instead of emotional complaints. Such expressions are usually easier for the landlord to face up to the problem and arrange to deal with it. At the same time, retaining the time point and content of each communication can also provide a clear timeline basis when the coordination process needs to be reviewed later.
Common ways to allocate repair costs
In practice, some landlords and tenants will agree to share a portion of the repair costs, especially if the equipment has been used for many years and is subject to natural wear and tear but is not entirely unilaterally responsible. There is no standard answer to this type of allocation method. It is recommended that both parties negotiate in a reasonable communication manner and record the content of the agreement in writing to avoid different memories or opinions about the allocation amount in the future.
The above is a collection of general information, not legal advice on individual cases. For actual disputes, it is recommended to consult a lawyer or the Legal Aid Foundation.
🇹🇼 Expat Living Note: Home Repairs in Taiwan
If you are an international resident renting an apartment in Taipei, New Taipei, or anywhere in Taiwan:
- Voltage & Electrical Safety: Taiwan standard household voltage is 110V (60Hz). Do not plug 220V imported European/UK appliances directly without a certified step-up transformer.
- Plumbing Terminology: Local plumbers are called 水電 (Shuǐdiàn) and handle both water and electrical repairs.
- Landlord Obligations: Under Article 429 of Taiwan Civil Code, landlords are legally responsible for repairing natural wear and tear (such as hidden wall pipe leaks, water heater faults, or booster pump failures) unless explicitly waived in your lease.
Legal Disclaimer
The information provided on this website is for general educational and reference purposes only. For hazardous repairs involving live 220V electrical circuits, main gas lines, or structural wall drilling, always consult certified, licensed technicians. SOSfix disclaims any liability for personal injury or property damage resulting from DIY repair attempts.
