Maintenance and repairs: who pays for what?

A dripping tap, a boiler that stops, a door that sticks. Knowing who steps in saves time and avoids misunderstandings. Here are the rules, illustrated by the cases we see most often.

The principle

The tenant takes care of routine maintenance and minor repairs resulting from use. The landlord covers everything else: major repairs, wear due to the age of installations and damage caused by force majeure.

One exception applies both ways: damage caused by negligence or misuse is paid for by whoever caused it, even if it affects a major installation.

The tenant's responsibilities

Periodic servicing of the boiler and water heater by an approved technician, and sweeping of chimneys in use.
Bleeding radiators and keeping the heating system at the right pressure.
Descaling taps and shower heads, cleaning traps and unblocking drains clogged through use.
Replacing bulbs, batteries and ordinary seals.
Cleaning ventilation grilles and airing rooms regularly.
Garden upkeep: mowing, hedge trimming, weeding.
Dusting smoke detectors, and warning the landlord in writing if one fails.

The landlord's responsibilities

Replacing a boiler or water heater that no longer works.
Repairs to the roof, facade, built-in pipes and electrical installation.
Window frames, taps and fittings worn out over time.
Supplying, installing and replacing smoke detectors.
Water infiltration from outside.

Three common situations

The boiler breaks down. If servicing is up to date and the faulty part is worn, the repair is the landlord's. If the breakdown comes from a lack of servicing, it may be charged to you: keep your certificates.

A sink is blocked. Routine unblocking is yours. If the plumber finds a broken or badly designed pipe, the landlord takes over.

Black spots appear on a wall. Condensation due to insufficient airing relates to occupation; water coming in through the roof or facade is the landlord's. A photo and a description of the room are often enough to guide the diagnosis.

Before calling a repairer

Report the problem to your manager first, preferably through the online form in the tenant portal. We appoint a trusted technician and settle with the landlord who pays. Work ordered without prior agreement cannot be reimbursed automatically.

In an emergency, make the home safe first: turn off the water if there is a leak; if you smell gas, leave the home and call Sibelga on 0800 19 400, or 112 in case of immediate danger.

These rules apply in the Brussels-Capital Region. For a home in Wallonia, the principle is the same and your manager will explain any differences.