Rental Property Maintenance: Who Pays for What?

"Whose job is it to fix that?" is one of the most common — and most disputed — questions in any tenancy. In Ontario, the Residential Tenancies Act (RTA) draws a fairly clear line: landlords keep the property in good repair, and tenants keep it clean and avoid damage. Here's exactly who's responsible for what, and how to avoid disputes.

Key takeaways

• Landlords must keep the rental in a good state of repair and fit for habitation, even if the tenant knew about an issue at move-in.
• Tenants are responsible for ordinary cleanliness and for repairing damage they or their guests cause.
• Landlords handle major systems — heating, plumbing, electrical, appliances they provide — and health and safety standards.
• Disputes over repairs can be taken to the Landlord and Tenant Board (LTB) by either side.
• Clear lease terms and prompt communication prevent most maintenance conflicts before they start.

The basic rule in Ontario

Under the RTA, the landlord is responsible for maintaining the rental unit and the building in a good state of repair, fit for habitation, and compliant with health, safety, housing, and maintenance standards. Crucially, this duty applies even if the tenant was aware of a problem before signing the lease — you can't contract out of it. The tenant, in turn, must keep the unit reasonably clean and is responsible for any damage they or their guests cause, beyond normal wear and tear.

That split — landlord repairs, tenant cleanliness and damage — resolves the vast majority of questions. Our pillar guide on how to become a landlord in Ontario covers these obligations in context.

Who pays for what

Here's how everyday maintenance items typically break down between landlord and tenant in an Ontario tenancy:

Repairs vs damage vs wear and tear

The line that causes the most friction is between normal wear and tear (the landlord's responsibility) and tenant-caused damage (the tenant's). Faded paint, worn carpet, and aging fixtures are wear and tear that comes with time. A broken window, a hole punched in drywall, or a stain from neglect is damage. Keeping a dated move-in inspection with photos makes this distinction far easier to settle later.

Document the condition at move-in

A simple move-in checklist with photos, signed by both parties, protects everyone. It's the single most effective tool for resolving end-of-tenancy disagreements about damage versus normal wear.

Handling repair requests

When a tenant reports a problem, respond promptly — urgent issues like no heat in winter or a major leak demand immediate action, while routine items should still be handled within a reasonable time. Remember you must give proper written notice before entering to do non-emergency repairs. Fast, respectful handling of requests is a hallmark of a good landlord; see how to be a good landlord for more.

Build a simple maintenance routine

Most expensive repairs start as small, ignored problems. A light seasonal routine catches them early: check furnace filters and smoke and carbon-monoxide alarms, clear gutters, look for leaks under sinks, and confirm there's no sign of pests. Giving your tenant an easy way to flag issues — and acting on what they report — keeps minor fixes from becoming major bills, and shows you take the property seriously.

Budget for upkeep

A common rule of thumb is to set aside a portion of annual rent for maintenance and the occasional larger repair. Building this reserve means a failed appliance or furnace is a planned expense, not a crisis. For the wider financial picture, see is being a landlord worth it.

When everyone understands the split — landlord for repairs and habitability, tenant for cleanliness and damage — maintenance stops being a source of conflict and becomes routine. Put the expectations in writing, document the unit's condition at move-in, respond to requests promptly, and keep a small reserve for the inevitable repairs. Do that consistently and you'll protect both the value of your property and the relationship with the tenant living in it, which is what keeps a rental running smoothly year after year.

When there's a dispute

If a landlord and tenant can't agree on a repair, either party can apply to the Landlord and Tenant Board (LTB), which resolves disputes under the RTA. A landlord can't withhold repairs to pressure a tenant, and a tenant generally can't unilaterally deduct repair costs from rent. The LTB is the proper channel — work problems through it rather than taking matters into your own hands.

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