Rental investment: good tenant or future renovation conflict
Hi everyone, it’s Zoé. For a rental investment, a good tenant is identified above all by a consistent application and clear communication about repairs. Before signing, check their ability to pay, explain the rules of the property, and put every agreement in writing. If the tenant wants to do DIY work or make alterations to the property, clearly specify what is allowed: preventing disputes starts before the keys are handed over.
In practice: 5 ways to prevent a dispute over repairs
- Check the rental application using objective criteria: income, stability of their situation, and permitted supporting documents. Apply the same criteria to every applicant.
- Carry out a detailed, dated, and signed move-in inspection. Add photos, especially of the walls, floors, fixtures, and any signs of damp.
- Explain the rules for repairs in a rental property in writing: what the tenant can maintain, what requires your approval, and what falls to the landlord.
- Specify how expenses are divided in the lease and keep the supporting documents needed to reconcile them.
- Respond promptly to requests about leaks, heating, or safety. A written exchange can prevent a practical disagreement from turning into a rental dispute.
Good tenant: assess the relationship, not just the income
A strong application matters, but it does not by itself predict the quality of the relationship. From your first exchanges, notice whether the applicant asks specific questions, meets deadlines, and understands the obligations under the lease. For your part, clearly describe the property, any defects, and any repairs already planned.
For a rental investment project, this step also protects profitability. A prolonged vacancy, a delayed repair, or legal proceedings can cost far more than carefully selecting a tenant from the outset. To learn more about a tenant who wants to repair or renovate the property themselves, see this article on the DIY tenant: opportunity or risk.
If the applicant says they want to repaint a wall in a neutral color, a written agreement may be enough to set clear boundaries for the project. If they plan to remove a partition or alter an installation, require prior written authorization and check the technical and condominium requirements.
Repairs in a rental property: who decides and who pays?
The landlord must provide decent housing and pay for repairs that are not part of routine maintenance. The tenant is responsible, in particular, for routine maintenance and damage attributable to them, except for normal wear and tear and cases provided for by law. The landlord’s obligations and the tenant’s obligations are therefore not the same.
In practice, a leaking faucet may be a minor repair payable by the occupant, depending on the cause and the applicable rules; a faulty pipe or a worn-out installation may be the landlord’s responsibility. The cause of the problem, the lease, and the applicable laws must be considered rather than making a decision based on a single photo.
| Situation | Useful action | What to watch out for |
|---|---|---|
| Minor repair or routine maintenance | Report the issue and check what work is needed | Responsibility depends on the repair and its cause |
| Worn-out fixture or major breakdown | Notify the landlord in writing and keep the evidence | The landlord must assess their repair obligations |
| Alteration planned by the tenant | Request written approval before starting | An alteration made without approval may lead to a dispute when the tenant moves out |
| Work arranged by the landlord | Inform the tenant and arrange access to the property | The arrangements and duration of the work must be clearly defined |
Do not advise the tenant to stop paying rent on their own in response to repairs that have not been done: this decision may lead to rent arrears. They should put their request in writing, gather evidence, and, if necessary, contact the relevant authorities or the court.
A 3-step approach to setting clear terms for rental repairs
1. Describe the issue
Ask for a precise description: the nature of the problem, when it began, its consequences, and any useful photos. For a renovation project, identify what will be affected and check whether the work could affect the structure or fixtures of the property.
2. Confirm responsibilities in writing
Reply by stating who will arrange the work, who will pay for it, and what a realistic timeframe is. If the tenant asks to carry out work, specify in writing the materials, the limits of the authorization, and what will happen to the alterations at the end of the lease.
3. Keep a record until the work is complete
Keep messages, quotes, invoices, and before-and-after photos. When the work is finished, check the result with the tenant and update the records if needed. This simple routine also makes it easier to compare the property with the move-out inspection report.
Two contrasting situations to anticipate
If the tenant reports a leak promptly and allows the repair to be arranged, early intervention often limits the damage and expense. If they make an alteration without authorization, or the landlord ignores several written alerts, the disagreement may escalate when the tenant moves out.
Repairs, budget, and rental investment profitability
A property purchased in need of repairs may offer room to negotiate, but your calculations should include repair costs, the period without rental income, and a contingency fund. Get several quotes and distinguish between work essential to meet housing standards and improvements that can wait.
A repair budget that is too tight undermines returns and makes the relationship with the occupant more difficult if the work is delayed. To weigh up immediate repairs against work that can be postponed, read this guide on postponing some repairs on a rental investment property.
Financing calls for the same caution: keeping some cash in reserve helps you handle an urgent repair without jeopardizing your loan payments. This guide to a reasonable amount to borrow is a useful addition to your financing plan.
A simple principle: it is better to give a realistic schedule and stick to it than to promise a quick renovation without a quote or a suitable alternative housing plan. A well-planned project protects both your returns and the trust between you.
Frequently asked questions about tenants and repairs
Can a tenant carry out repairs without asking the landlord’s permission?
Some routine maintenance is the tenant’s responsibility. However, alterations to the property generally require the landlord’s written approval. It is best to set out the details of the project before any work begins.
Who pays for repairs in a rented property?
It depends on the nature and cause of the problem. Routine maintenance and some tenant repairs are often the tenant’s responsibility, while deterioration due to age, major repairs, and obligations to provide decent housing may fall to the landlord.
How can you avoid a dispute about the condition of the property?
Carry out a detailed, jointly agreed inspection, add dated photos, and keep correspondence and invoices. Report defects promptly and put agreements about repairs in writing.
Can a tenant stop paying rent if repairs are delayed?
They should not stop paying rent on their own. They can submit a written request, gather evidence, and seek advice from a relevant organization or take the matter to court, depending on the situation.
Thanks for reading; Best wishes; Zoé
