Repairs and maintenance responsibilities in BC

This guide covers B.C. tenancy law only. For other provinces, see our [rental laws guides].

Rental Repairs and Maintenance Responsibilities in BC

Under the Residential Tenancy Act (RTA), both landlords and tenants have legal obligations when it comes to maintaining a rental property. Knowing who is responsible for what, and what to do when something goes wrong, helps both parties avoid disputes.

What Landlords Are Responsible For

Under section 32(1) of the RTA, a landlord must provide and maintain the rental property in a state of repair and decoration that complies with health, safety, and housing standards required by law, and that makes it suitable for occupation given the age, character, and location of the unit.

In practice, this means landlords are generally responsible for: structural elements such as the roof, walls, floors, and windows; plumbing, heating, and electrical systems; appliances included in the tenancy agreement; smoke detectors (required by the BC Building Code in all spaces where people sleep); pest control, unless the tenant caused the infestation; and upkeep of common areas in multi-unit buildings.

Landlords must also provide tenants with an emergency contact number in writing, or post it in a common area of the building. This number should be reachable outside regular business hours for urgent repair situations.

What Tenants Are Responsible For

Under section 32(2) and 32(3) of the RTA, tenants must maintain reasonable health, cleanliness, and sanitary standards in their unit. Tenants are also responsible for repairing any damage caused by their own actions, neglect, or the actions of guests or pets.

Tenants are not required to repair reasonable wear and tear, which the RTB Policy Guideline 1 describes as natural deterioration from aging and ordinary use. The distinction matters: a worn carpet after several years of normal use is wear and tear; a burn mark or stain from the tenant's own activity is not.

Additional tenant responsibilities typically include: replacing light bulbs and smoke detector batteries; keeping carpets reasonably maintained during the tenancy; and steam cleaning or shampooing carpets at the end of tenancies of one year or longer, or of any length if pets or smoking were involved.

How to Report a Repair Issue

Always report repair issues to your landlord in writing, and keep a copy. Written notice creates a record that is useful if a dispute arises later. If you delay reporting an issue and the problem worsens, you could be held partially responsible for the additional damage, even if the original problem was not your fault.

What Qualifies as an Emergency Repair

The RTA defines emergency repairs as those that are urgently needed to preserve health or safety, or to prevent undue damage to the property. Examples include a loss of heat in cold weather, a burst pipe, or a broken exterior lock.

If an emergency arises, contact your landlord using the emergency number they are required to provide. If you cannot reach them after making reasonable attempts, the RTA permits tenants to arrange emergency repairs themselves and deduct the cost from rent, within specific limits. This process must be followed carefully: if the steps are not completed correctly, the deduction could be treated as unpaid rent. Review the RTB's guidance on emergency repairs before proceeding.

What to Do if Repairs Are Not Made

If a landlord fails to address a repair request within a reasonable time, a tenant can apply for a repair order through the RTB's dispute resolution process. Along with a repair order, a tenant can also apply for monetary compensation and a rent reduction for the period the unit was not fully usable.

Document everything: photos, written repair requests, and any responses from the landlord. This evidence is central to any RTB application.

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