Wear and tear versus misuse
The most common way to decide who pays is to ask what caused the problem. The problem guides in our home plumbing guide for Klang Valley homes explain the usual causes, which helps both sides.
| Problem | Usually | Why |
|---|---|---|
| Old pipe leaks | Owner | Wear and tear |
| Dripping tap from a worn washer | Owner, or tenant for minor repairs if the agreement says so | Wear and tear |
| Water heater element fails | Owner | Wear and tear |
| Toilet blocked by wet wipes or pads | Tenant | Misuse |
| Drain blocked by cooking oil | Tenant | Misuse |
| Cracked basin from a dropped object | Tenant | Accidental damage |
| Shared stack blocked (condo) | Building management | Common property |
Our guide on a blocked toilet in a rental works through one of the most common disputes.
Reading the repair clause
Most tenancy agreements have a repair clause. Look for:
- Who handles minor repairs, sometimes up to a set amount
- Who pays for damage from misuse
- How quickly the tenant must report problems
- Whether the tenant may arrange a repair and claim it back
- How the security deposit can be used
If the clause is unclear, agree in writing before the plumber comes.
Reporting duties and records
Tenants:
- Report problems promptly, in writing, with photos.
- Take reasonable steps to limit damage, such as closing a valve.
- Do not arrange major repairs without agreement, unless it is an emergency.
Landlords:
- Respond quickly and arrange repairs that are the owner’s.
- Ask the plumber for a written finding on the cause.
- Keep receipts.
A photo record and a meter leak test at handover make disputes much easier to settle. Our landlord’s handover list covers each check, including the handover inspection of taps, traps, toilets and the heater.
Fair prices
When a repair is needed, both sides want a fair price. The Plumbing Costs section shows the partner’s published reference prices, with source and date, and explains what changes the cost.
Landed house
Owners are usually responsible for the roof tank, pump and underground pipes. Tenants should report overflows, pump faults and damp patches early.
Condo unit
Leaks from the unit above or shared pipes follow the building’s inspection process, not the landlord and tenant split. See the Condo and Strata Leaks section.
When to call a plumber
Agree who will arrange and pay for the plumber before they arrive, unless the problem is urgent. Ask the plumber to note the cause in writing and photograph it. Keep the record with the tenancy file.
