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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 may sound straightforward, but maintenance responsibilities remain one of the most common causes of misunderstanding in rental agreements. When expectations are unclear, small issues can quickly escalate into frustration, disputes, and even early lease terminations. The good news? Most of these situations can be avoided with a clear agreement, proactive communication, and a shared understanding of responsibilities.
As a general guideline, landlords are responsible for structural and essential maintenance, while tenants are expected to manage day-to-day upkeep and reasonable care of the property.
“Think of it this way,” says Jacqui Savage, National Rentals Business Development Manager for the Rawson Property Group. “If it’s something that impacts the safety, functionality, or long-term value of the property, it’s generally the landlord’s responsibility. If it relates to daily living and caring for the home, it usually falls to the tenant.”
Landlords are typically responsible for:
- Structural repairs, including roof leaks and cracks
- Plumbing and electrical systems
- Geyser maintenance and replacement
- Pest control, unless caused by tenant negligence
Tenants, meanwhile, are generally expected to:
- Keep the property clean and well-maintained
- Replace consumables such as light bulbs and tap washers
- Maintain gardens and pools where applicable
- Report maintenance issues promptly before they worsen
Of course, every lease agreement is unique. Some landlords may include services such as garden care or pool maintenance in the rental package, while others may not. This is why a detailed lease agreement is essential.
What does the law say?
South Africa’s Rental Housing Act requires landlords to provide tenants with a property that is safe, habitable, and properly maintained. This includes functioning plumbing, safe electrical systems, and structural integrity.
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Tenants, on the other hand, are expected to use the property responsibly and return it in substantially the same condition in which it was received, allowing for fair wear and tear.
“These legal definitions can sometimes feel open to interpretation,” says Savage. “That’s why clarity from the outset is so important. A strong lease agreement should clearly outline maintenance responsibilities and include practical examples wherever possible.”
Defining fair wear and tear
Few topics in property management create more debate than the definition of “fair wear and tear”.
Fair wear and tear refers to the natural deterioration that occurs through normal everyday use over time — faded paint, lightly worn carpets, or minor scuff marks on flooring, for example.
It does not include damage caused by negligence, misuse, or lack of care, such as broken windows, damaged walls, or severely neglected gardens.
“If the issue is something that naturally happens over time, it’s usually considered wear and tear,” explains Savage. “If it could reasonably have been prevented, it’s generally classified as damage.”
This is where entry and exit inspections become invaluable. A detailed inspection report, supported by photographs, creates transparency for both parties and helps avoid disputes when the lease ends.
Communication makes all the difference
Strong communication remains one of the most effective tools in successful property management.
Tenants should report maintenance concerns as soon as they arise, even if they appear minor. A small plumbing leak, faulty plug point, or sticking door can quickly become a much larger — and more expensive — issue if ignored.
Emergency issues such as burst pipes, electrical faults, or broken security systems should always be reported immediately. While these are typically the landlord’s responsibility, prompt communication is essential to prevent further damage.
Landlords, in turn, should ensure tenants have a clear and reliable process for reporting maintenance issues, whether through WhatsApp, email, or a dedicated property management platform.
“Many landlords choose to work with professional property managers because it helps streamline communication and maintenance processes,” says Savage. “But even self-managed properties benefit enormously from good organisation and responsiveness.”
The hidden cost of neglect
Delaying maintenance or avoiding responsibility can carry significant financial consequences for both landlords and tenants.
For landlords, neglected maintenance can reduce property value, discourage quality tenants, and lead to expensive long-term repairs. In serious cases, failure to maintain a habitable property can even result in legal complications.
For tenants, poor upkeep or failure to report issues may lead to deposit deductions, damaged rental references, or liability for repairs.
“Maintenance is often one of the most overlooked aspects of property investment,” Savage says. “A well-maintained home not only protects the value of the asset but also creates a far better living experience for tenants.”
A shared responsibility
At its core, successful rental maintenance is built on partnership. When landlords remain proactive and tenants treat the property with care and respect, most issues can be resolved quickly and professionally.
Clear expectations, open communication, and a collaborative approach help create positive rental experiences for everyone involved.
“Most maintenance challenges can be avoided with a little clarity and teamwork,” concludes Savage. “When both parties understand their role, it creates a far smoother and more rewarding rental journey for everyone.”
