Which repairs are covered by the landlord and which by the tenant according to the law

Introduction to the issue of repairs

The question of who pays for which repairs in a rented apartment is one of the most frequent disputes between landlords and tenants. Ambiguities in this area can lead to strained relationships and unnecessary conflicts. In this article, we will explain exactly how the responsibilities are divided according to the law and how to avoid disputes.

The basic rule is simple: the landlord is responsible for keeping the apartment in a condition suitable for use, while the tenant carries out routine maintenance and minor repairs. However, reality is more complex and requires knowledge of specific rules.

Legal framework

Civil Code

The basic regulation can be found in the Civil Code (§ 2257 et seq.):

The lessor is obliged to:

• Hand over the apartment in a condition suitable for proper use
• Maintain the apartment in this condition at all times rent
• Ensure the full and undisturbed exercise of the tenant's rights

The tenant is obliged to:

• Perform routine maintenance
• Perform minor repairs
• Cover costs associated with routine use

Government Regulation No. 308/2015 Coll.

This regulation defines exactly what minor repairs and routine maintenance are. Determined by:

• Current minor-repair limit: check the amended decree; Kč 1,500 per repair applies where the current wording covers the item
• Annual limit: check the amended decree, including the applicable Kč 150/m² rule

Lessor's obligations

Major repairs and maintenance

Lessor pays:

Building elements:

• Repairs to walls, ceilings, floors (construction)
• Roof and roofing
• Facade and insulation
• Windows and doors (replacement)
• Balconies and loggia

Installation:

• Water distribution (risers, horizontal distribution)
• Gas distribution
• Electrical distribution (main line)
• Sewerage (vertical waste)
• Heating (boiler, radiators)

Equipment (if included in the rental):

• Replacement of appliances (after lifetime)
• Kitchen line
• Built-in furniture

Accidents and malfunctions

Landlord takes care of:

• Cracked riser
• Power outage (outside the apartment)
• Boiler failure
• Leakage through the roof
• Mold caused by a construction defect

Obligation to notify

The tenant must report defects without undue delay. The lessor must then:

• Respond within a reasonable period
• Eliminate the defect
• Pay the repair costs

Obligations of the tenant

Routine maintenance

The tenant performs and pays for:

Cleaning and cleaning:

• Regular cleaning of the apartment
• Window washing
• Waste cleaning (clogged siphons)
• Freezer defrosting

Equipment maintenance:

• Lubrication of hinges and locks
• Seal check
• Filter cleaning (hood, air conditioning)
• Floor maintenance

Minor repairs

Minor repairs up to Kč 1,500 from 1 January 2026, subject to the applicable wording include:

Plumbing:

• Faucet seal replacement
• Toilet flush repair
• Shower hose replacement
• Siphon seal

Electrical installation:

• Switch and socket replacement (covers)
• Light bulb replacement
• Repair doorbell

Other:

• Repair of handles and locks
• Replacement of threshold strips
• Repair of blinds
• Wallpaper gluing (minor repairs)

Annual limit

The aggregate annual limit must be checked under the amended decree, including the applicable Kč 150/m² rule where it covers the tenancy.

Example:

• Apartment 60 m²
• Annual limit: 60 × 100 = Kč 6,000
• Above this limit, the lessor pays

Borderline cases

Appliances

The lessor pays:

• Replacement of an old appliance
• Repair of a manufacturing defect
• Malfunction without fault of the tenant

The tenant pays:

• Damage due to improper use
• Routine maintenance (filters, cleaning)
• Appliances he brought himself

Painting

Tenant:

• Minor repairs (nails, cracks)
• Cleaning the walls

Landlord:

• Total repainting (after several years)
• Mold due to construction reasons

Floors

Tenant:

• Cleaning and maintenance
• Minor parquet repairs

Landlord:

• Floor replacement
• Parquet re-sanding
• Repair of the underlying layer

Procedure at origin defects

For the tenant

1. Identify the bug - what exactly is not working
2. Determine responsibility - minor repair or major defect
3. Document - photos, description
4. Notify the landlord - in writing or by email
5. Set a deadline - reasonable severity
6. In case of accident - contact immediately and minimize damage

For landlord

1. Accept message - confirm receipt
2. Assess the situation - is it your responsibility?
3. Ensure repair - own craftsman or tenant
4. Check the result - repair quality
5. Record - for accounting and taxes

Contract regulation

What can be modified in the contract

The law allows for deviating agreements:

• Higher limit for minor repairs
• Specific definition of obligations
• Method of reporting defects
• Deadlines for repairs

Sample provisions

Example extension of the tenant's obligations: "The tenant carries out and pays for routine maintenance and minor repairs in the apartment. The current amended decree, including its Kč 1,500 per-repair and applicable Kč 150/m² annual limits, governs the specific repair."

Example of guarantee fund: "The landlord will set up a guarantee fund in the amount of Kč 5,000 for repairs and maintenance, from which minor repairs will be paid. The tenant replenishes the fund with the amount of Kč 500 per month."

Practical tips

For landlords

1. Preventive inspections - regularly check the condition of the flat
2. Quality equipment - investment in quality will return
3. Reliable craftsmen - have contacts with verified experts
4. Quick response - don't delay repairs
5. Records - keep records of repairs

For tenants

1. Notify in time - you will prevent more damage
2. Document - photos and written communication
3. Perform maintenance - you prevent problems
4. Handle with care - you will extend the life of the equipment
5. Ask - communicate in unclear cases

Disputes and their resolution

Dispute prevention

• Clear lease agreement
• Transfer protocol with photo documentation
• Regular communication
• Quick problem solving

Resolving disagreements

1. Communication - explain your point of view
2. Documentation - document the facts
3. Compromise - look for a solution
4. Mediation - independent mediator
5. Court - extreme solution

Conclusion

The correct distribution of responsibility for repairs is the basis of a problem-free rental. Summary of key points:

Landlord:

• Major repairs and maintenance
• Building elements and installations
• Replacement of end-of-life equipment
• Accidents and breakdowns outside the apartment

Tenant:

• Routine maintenance and cleaning
• Minor repairs up to Kč 1,500 from 1 January 2026, subject to the applicable wording
• Annual limit: check the amended decree and the applicable Kč 150/m² rule
• Care of entrusted equipment

Clear rules in the contract and open communication will prevent most disputes. When in doubt, follow the law and seek legal advice if necessary.

> Czech-law scope and editorial note: Legal, tax, accounting, tenancy, service-charge, condominium, metrology, insurance and data-protection statements in this article refer to the Czech Republic and the rules effective for the relevant date. Figures and examples are illustrative, not legal or tax advice. Verify current rules with the relevant Czech authority or a qualified adviser.

> Maintenance clarification: From 1 January 2026, the applicable Czech minor-repair limits must be checked under the amended decree, including the Kč 1,500 per-repair and Kč 150/m² figures where applicable. Equipment-specific inspection intervals vary; do not assume an annual gas-boiler, electrical or chimney schedule.