Landlord Maintenance Obligations – What Must Be Repaired? 2024

Landlord Maintenance Obligations – A Guide for Tenants

Landlord maintenance obligations are a central part of Swedish rental law and are primarily regulated in the Jordabalken (Land Code). As a tenant, it is important to know which repairs and maintenance tasks are your landlord's responsibility and which may fall on you. This guide clarifies the most common questions about landlord maintenance obligations and helps you avoid disputes.

What does the law say about landlord maintenance obligations?

According to the Land Code, the landlord is obligated to keep the dwelling in a condition suitable for its purpose. This means the landlord must ensure the apartment is safe, functional, and meets basic housing standards. Landlord maintenance obligations include both regular repairs and major work to preserve the property's value and usability.

Which repairs must the landlord make?

The landlord is responsible for repairs to load-bearing structures, walls, ceilings, floors, windows, and doors. Installations such as heating, water, sewage, electricity, and ventilation also fall under the landlord's responsibility. If any of these systems or structures are damaged or not functioning, the landlord must fix them. Examples include leaking roofs, broken heating systems, defective water pipes, or broken window panes.

What counts as normal wear and tear in a rental?

Normal wear and tear is deterioration that occurs through normal use of the dwelling and is natural over time. It may include minor tears in wallpaper, small marks on floors, or carpet wear. The tenant is not responsible for replacing normal wear and tear – it is the landlord's cost. The line between normal wear and damage can sometimes be blurry, but the main rule is that natural deterioration from use is the landlord's responsibility.

What damage is the tenant's responsibility?

The tenant is responsible for damage caused by negligence, misuse, or improper use of the dwelling. If you, for example, punch a hole in the wall, break furniture, or cause water damage by forgetting to turn off the water, that is your cost. The landlord's responsibility for damage does not apply if the damage results from the tenant's actions or omissions. However, it is important to distinguish between normal wear and actual damage.

How far does the landlord's responsibility for damage extend?

The landlord's responsibility for damage includes both direct damage to the property and consequential damages. If a leak from the landlord's installations damages your furniture or personal belongings, the landlord may in some cases be held liable for compensation. However, you must be able to show that the damage is a direct result of the landlord's negligence or failure to maintain the property. Documentation and prompt reporting are important to preserve your rights.

What applies to appliances and built-in fixtures?

If appliances such as a stove, refrigerator, or dishwasher are installed in the apartment and included in the rent, the landlord is usually responsible for their maintenance and repair. The same applies to built-in fixtures. If the appliances are your own or the landlord has not made it clear that they are included in the rent, you are responsible yourself. It is important to clarify what is included in the lease before you move in.

How do I report a repair to my landlord?

You should report the need for repair in writing, preferably by email or letter, so you have documentation. Describe the problem clearly and when it occurred. The landlord usually has a reasonable time to fix the problem, often 1-2 weeks for urgent matters. If the landlord does not act, you can contact the Tenant Association for advice or, as a last resort, take legal action.

What applies to urgent repairs?

If something is urgent – such as no heat in winter or a major water leak – the landlord cannot wait weeks. You should report the problem immediately and follow up verbally. In emergency situations, you may in some cases be able to repair it yourself and then claim reimbursement from the landlord, but this should be done carefully and documented thoroughly.

Can the landlord require me to repair it myself?

No, the landlord cannot force you to carry out repairs that are his responsibility. You also cannot repair something that is the landlord's maintenance obligation without first getting his approval. If you repair without permission, the landlord may claim you did it incorrectly or file a counterclaim. Always ask the landlord first – and get it in writing.

Can the landlord deduct repair costs from my rent?

No, the landlord cannot unilaterally deduct repair costs from your rent without your consent. If the landlord claims you are responsible for damage, he must prove it and cannot simply deduct the cost. If you and the landlord disagree, you can refuse to pay and let the dispute go to court. Never pay less rent without first resolving the matter in writing.

What applies when the lease ends?

When you move out, you must leave the dwelling in the same condition as when you moved in, except for normal wear and tear. The landlord cannot require you to replace normal wear and tear, but he can demand compensation for damage you caused. Many disputes arise at move-out when the landlord tries to deduct costs from deposits. Take photos of the apartment when you move in and out to have evidence.

Summary: Main Landlord Maintenance Obligations

Landlord maintenance obligations include load-bearing structures, installations, heating, water, electricity, and ventilation. He is not responsible for normal wear and tear or damage you cause. Always document problems in writing, report promptly, and follow up. If you are unsure of your rights, contact the Tenant Association for free advice.