Who Pays for Rental House Repairs? 5 Rules You Must Know

Understanding who pays for rental house repairs is essential for a stress-free living experience. Whether you’re dealing with a leaky faucet or a cracked wall, knowing the legal boundaries helps you manage your monthly expenses and maintain a healthy relationship with your landlord. This guide breaks down the legalities and practicalities of maintenance costs in rental properties.

Basic Rules: Who Covers Rental Repair Costs?

Before we dive into the cost breakdown, we need to know the legal ground rules. In Indonesia, renting isn’t just a casual deal. There’s a legal umbrella that regulates the rights and obligations of each party so that no one feels cheated. Knowing the legal basis of who pays for rental house repairs will give you a strong bargaining position when negotiating.

Legal Framework: Understanding Articles 1548 – 1600 of the Civil Code

Everything related to leasing is regulated in the Indonesian Civil Code (KUHPerdata), specifically in Articles 1548 through 1600. The core of this rule is that a lease is an agreement where one party binds themselves to provide the enjoyment of an item to another party for a certain period in exchange for payment.

In this context, “enjoyment” means the rented house must be in a livable condition. So, if the house cannot be enjoyed as intended (for example, due to severe damage), the owner has an obligation to fix it. The rules on who pays for rental house repairs are rooted in the principle that the rented property must remain in good condition throughout the lease term.

Landlord’s Obligation: Guaranteeing a Livable Space

Legally, the homeowner has a primary obligation to hand over the house in good condition. Not just at the start, but the owner is also required to make necessary repairs so the house remains livable. If there is damage that is structural or not caused by the tenant’s negligence, then the answer to who pays for rental house repairs is the landlord.

This means if you just moved in and find that the electrical wiring is faulty or the main drain is clogged due to poor construction, the landlord must bear the cost. The owner is also responsible for hidden defects that might not have been visible when you first surveyed the property.

Tenant’s Obligation: Treating It Like Your Own

On the other hand, tenants have a big responsibility too. You are required to look after the rental property as if it were your own. This includes routine maintenance and minor repairs that arise from daily use. If damage occurs because of your carelessness (like breaking a window while playing ball or damaging a door by slamming it), then obviously who pays for rental house repairs in this case is you, the tenant.

Different Damage, Different Payer: Small vs. Large Scale

To make it practical, we need to distinguish between two main categories of damage: structural and non-structural. This understanding will be super helpful when you have to decide who pays for rental house repairs when problems pop up mid-lease.

When Must the Landlord Step In? (Structural Damage)

Structural damage is damage that affects the building’s integrity or the home’s primary functions. If left alone, the house could become unsafe or unlivable. In this category, the landlord is usually the one responsible. Here are some examples of major repairs that are generally the landlord’s burden:

1. Severe Roof Leaks: If the leak is caused by old tiles or a rotting roof frame.
2. Wall Cracks: Damage to the wall structure that endangers the building.
3. Main Sanitation System: Buried water pipes that burst or a septic tank that is full (not due to improper use).
4. Main Electrical System: Outdated wiring inside the walls that risks causing a short circuit.

In these scenarios, you should report it to the landlord immediately. Don’t try to fix it yourself without permission, as structural repair costs are usually quite high and require experts.

List of Repairs That Are the Tenant’s Responsibility (Routine Maintenance)

Conversely, there are minor damages considered a consequence of daily wear and tear. For these little things, tenants usually don’t need to bother asking who pays for rental house repairs, because the answer is the tenant themselves. Examples include:

• Replacing burnt-out light bulbs.
• Fixing a slightly leaky faucet or replacing faucet washers.
• Replacing AC remote batteries or fixing a jammed door lock due to use.
• Routine cleaning (vacuuming, mopping, and garden maintenance if applicable).

For more clarity, let’s look at the following comparison table:

Type of Damage	Category	Responsible Party	Example Case
Structural	Large Scale	Landlord	Sagging roof, collapsing wall, burst main pipe
Usage	Small Scale	Tenant	Dead bulb, clogged sink due to hair, broken key
Natural/Age	Mid Scale	Landlord	Peeling paint due to dampness, wood eaten by termites
Negligence	Variable	Tenant	Broken glass, wall scribbles, forced door damage

The Importance of Repair Clauses in the Lease Agreement

Even though the law provides general regulations, field practice can vary wildly. That’s why it’s highly recommended to have a detailed Lease Agreement. In this document, you can specifically write down who pays for rental house repairs for specific cases. For instance, you could agree that repairs under Rp200,000 are the tenant’s burden, while anything above that will be shared or covered by the owner.

Having a black-and-white agreement will save you from endless debates. It also helps you in planning how to save for a house in the future because you already know what extra potential expenses might pop up while renting.

3 Fatal Mistakes That Sour the Relationship with Your Landlord

Often, the issue of who pays for rental house repairs isn’t just about the money, but the communication. There are a few common mistakes tenants make that turn small problems into huge dramas and ruin their relationship with the landlord.

1. Fixing Damage Without Reporting First

Many tenants want things fixed fast, so they immediately call a repairman to fix a leak or replace a water pump. However, when it comes time to bill the landlord, the owner might refuse to pay because they feel the price was too high or the repairman wasn’t trustworthy.

Always remember: report before you act. Let the landlord know about the damage and give them the chance to pick their own repairman or approve the cost estimate from your chosen one. Without initial communication, winning a debate over who pays for rental house repairs will be very difficult for the tenant.

2. Unilaterally Deducting Rent for Repair Costs

This is a fatal mistake. You feel like you’ve spent Rp1 million to fix the water tank, so when the rent is due next month, you immediately deduct Rp1 million from the rent without the owner’s consent.

Legally, you cannot combine repair costs with rent without a written agreement. The landlord could consider you late on rent, which could be grounds for terminating the contract. Always keep repair transactions separate from the main rent payment.

3. Ignoring Small Issues Until They Become Severe

For example, you see a small damp spot on the ceiling when it rains. You’re too lazy to report it because you think, “Oh, it’s just a little bit.” A month later, that ceiling collapses and ruins the furniture underneath.

In cases like this, the landlord might refuse to cover the full repair costs because you were considered negligent for not reporting the damage early. Damage that was originally the landlord’s responsibility (due to structural issues) can shift to the tenant’s responsibility because of intentional neglect. So, report even the smallest damage immediately to clarify who pays for rental house repairs from the start.

Simulation: Calculating Sudden Repair Costs to Avoid Going Broke

Living in a rental means being ready for uncertainty. Even if you know who pays for rental house repairs, there are still small costs that can drain your wallet if not planned well. This is where a solid financial strategy comes in.

How to Allocate an Emergency Fund for Rentals

Ideally, you should set aside about 1-2% of your total annual rent for maintenance. If your annual rent is Rp30 million, prepare at least Rp300,000 to Rp600,000 as a standby fund for minor repairs. This fund is separate from your general emergency fund for health or job loss.

Having a specific housing fund will give you peace of mind when a faucet breaks or the bathroom lights all go out at once. You won’t have to touch your monthly grocery budget just for house issues.

Tracking Repair Expenses in the MoneyKu App

To monitor how much money is going out for home matters, you can use the MoneyKu app. In MoneyKu, you can create a specific category called “Home Maintenance.” Every time you buy a bulb, call the AC guy, or buy drain cleaner, log it directly in the app.

By recording every expense, you can see monthly cost patterns. If it turns out these minor maintenance costs are reaching crazy numbers, it might be a sign that you need a serious talk with the landlord about the overall condition of the building. The visualization feature in MoneyKu will help you understand if your cost of living is efficient or if it’s “leaking” into repairs.

Tips for Splitting Repair Costs with Housemates (Split Bill)

If you’re renting with friends, the question of who pays for rental house repairs gets a bit more complex. For example, if a shared washing machine breaks, who pays?

Well, the Split Bill feature in MoneyKu is very useful here. You can pay for the service first, then send a fair payment request to your housemates. You can split it equally or based on usage. With this transparency, there won’t be any awkwardness or suspicion among housemates.

FAQ About Rental Home Repairs

Still confused? Here is a summary of the most frequently asked questions about cost-sharing in a rental:

Is faded wall paint covered by the owner?

Generally, if you’re just moving in, you have the right to ask the owner to repaint so the house is livable. However, if the walls get dull after you’ve lived there for a year due to furniture scuffs or your activities, the repainting cost is usually the tenant’s burden or taken from the security deposit when you move out.

What if the water pump dies one week after moving in?

This falls under hidden defects or primary facility issues. The owner should cover the cost because the house wasn’t handed over in prime condition. Report it immediately and ask for a repair or a new unit.

Who pays for routine AC servicing?

Routine servicing (cleaning the AC every 3-4 months) is the tenant’s responsibility as it’s part of usage maintenance. However, if the AC breaks down completely because the compressor dies (and not due to usage neglect), usually the landlord has to replace the unit. Make sure this is discussed when determining who pays for rental house repairs at the start of the agreement.

Can I ask for a refund if I fix the house myself?

Yes, as long as there was a prior agreement. Make sure to keep all material receipts and labor invoices as proof when billing the landlord.

Conclusion: Know Your Rights, Keep Your Obligations

Knowing who pays for rental house repairs is the key to living peacefully in a rental. Remember those 5 ground rules: understand the law, distinguish the type of damage, communicate before acting, prepare a reserve fund, and document everything well.

Don’t let technical house issues ruin your mental and financial health. With good management, you can stay focused on your long-term goals, like building up capital for how to save for a house of your own in the future. Always use tools like MoneyKu to ensure every rupiah you spend stays tracked and under control.