There’s nothing like a broken window or a faulty light switch to remind you that even the most charming rental homes need a little TLC from time to time. But when something goes wrong, who’s actually responsible for sorting it out – the tenant who lives there, or the landlord who owns it?
It might sound like a simple question, but it’s one that trips up a surprising number of people. Misunderstandings around maintenance responsibilities are one of the leading causes of conflict in rental agreements, and – in some cases – lead to nasty disputes or even early lease terminations.
So, let’s break it down.
The golden rule of rental maintenance
In general terms, landlords are responsible for structural and essential maintenance, while tenants are responsible for day-to-day upkeep and minor wear-and-tear.
“Think of it like this,” says Jacqui Savage, National Rentals Business Development Manager for the
Rawson Property Group. “If it’s something that would affect the property’s value or safety, it’s usually the landlord’s responsibility. If it’s something related to living comfortably and looking after the space, it’s on the tenant.”
That means landlords should handle big-ticket items like:
Structural repairs (cracks in walls, roof leaks)
Plumbing and electrical systems
The geyser (yes, even when tenants wish they could fix it themselves!)
Pest control (provided the problem isn’t caused by tenant negligence)
Tenants, on the other hand, are expected to:
Keep the place clean and tidy
Replace consumables like light bulbs and tap washers
Maintain the garden or pool, if applicable
Report issues early – before they become disasters
Of course, every lease is different. Some landlords might include pool servicing or garden maintenance in the rent, for instance – but if it’s not in the agreement, don’t assume!
The legal bit
According to South Africa’s Rental Housing Act, a landlord is legally obligated to provide a property that is “habitable and safe.” That includes all the basic amenities – working plumbing, functioning electricals, and structural stability.
Tenants, on the other hand, are required to use the property in a “reasonable manner” and return it in the same condition it was received – minus fair wear and tear, of course.
“These legal definitions can seem a bit vague,” Savage admits. “That’s why it’s so important for both parties to be crystal clear about maintenance responsibilities from day one. A good lease agreement will spell this out in detail, ideally with examples.”
What counts as “fair wear and tear”?
Ah, the million-dollar question.
Fair wear and tear refers to the natural deterioration that happens with normal, everyday use: things like faded paint, lightly scuffed floors, or a slightly worn carpet in high-traffic areas.
It doesn’t include broken windows, holes punched in the wall, or a garden turned into a jungle.
“Basically, if it looks like something that would’ve happened anyway over time, it’s wear and tear,” says Savage. “If it looks like something that could’ve been prevented, it’s damage – and that can cost a tenant their deposit.”
This is also where entry and exit inspections come in handy. They create a clear record of the property's condition, making it easier to assess wear and tear fairly at the end of the lease.
Communication is everything
Whether you’re a landlord or a tenant, communication is your best maintenance tool.
Tenants should report issues as soon as they arise, even if they seem minor. That buzzing light fixture? It could be a sign of a bigger electrical fault. A sticking door? Maybe the frame is warping from damp. Early reporting means early intervention and that saves everyone money and stress.
And don’t forget: emergency issues – like a burst pipe, major electrical fault, or broken security gate – should be reported immediately. These typically fall under landlord responsibilities, but fast communication is key to preventing further damage.
Landlords, meanwhile, should make it easy for tenants to log maintenance requests. Whether it’s a WhatsApp message, an email, or an online system, the key is to have a clear and consistent process in place.
“Some of our landlords use professional property managers to handle this side of things,” says Savage. “It helps keep things efficient and professional. But even if you're managing the property yourself, a bit of organisation goes a long way.”
The cost of getting it wrong
Skipping maintenance – or trying to dodge responsibility – can have expensive consequences for both landlords and tenants.
For landlords, unresolved issues can escalate into major repairs, lower the property’s value, and make it harder to attract quality tenants. There’s also the risk of legal trouble if the property becomes unsafe or uninhabitable.
For tenants, failing to report damage or neglecting basic upkeep can result in deposit deductions, negative references, or even legal action in more serious cases.
“Maintenance is one of the most underrated parts of property investment,” says Savage. “A well-maintained home attracts better tenants, gets better rental returns, and gives everyone peace of mind. It’s not a chore – it’s part of building long-term value.”
When everyone does their bit
Maintenance doesn’t have to be a drama. With clear expectations, good communication, and a little common sense, both landlords and tenants can avoid unnecessary stress and keep things running smoothly.
For landlords, that might mean staying proactive about inspections and repairs. For tenants, it’s about speaking up early and taking care of the place as if it were their own.
At the end of the day, rental success is a shared effort – and when everyone does their bit, the result is a better experience for all involved.
“Most maintenance issues can be avoided with a bit of collaboration and clarity,” says Savage. “It really just comes down to good teamwork.”
