Rental repairs: what the landlord and tenant pay

A pipe bursts on a Sunday, humidity appears behind the closet, or the water heater stops turning on: that is where the classic rental fight in Colombia begins. One says 'that is the owner’s problem'; the other replies 'you broke it'. I would not pay for or deduct anything until separating the cause of the damage and documenting it.

Short answer: the owner pays for the necessary repairs to keep the home habitable and safe; the tenant assumes locative repairs derived from daily use or their own fault. Normal wear and tear cannot be automatically charged to the tenant. If you want to see real options right now, you can view apartments and houses on Colombia Move — posting is completely free.

Necessary and locative repairs: the difference that defines who pays

Law 820 of 2003 and the Civil Code do not divide the bill by the size of the repair but by its cause. A necessary or indispensable repair preserves the structure, the main services, or the habitability. A locative repair maintains what deteriorates due to ordinary use or corrects damage caused by the person occupying the property.

The Civil Code, in its articles 1985, 1998, and 2028, places necessary repairs on the landlord and locative repairs on the tenant, but it excludes from the latter old age, force majeure, and deterioration due to legitimate use. It is advisable to put that distribution in writing when reviewing the contract before signing; a generic clause of 'delivering as new' does not automatically turn normal aging into the tenant’s fault.

Which repairs correspond to the owner

The owner must attend to essential damages that did not arise from the tenant's misuse: a broken internal pipe, a leaking roof, humidity coming from the facade or foundations, a failure in the fixed wiring, or a defective gas network. Deterioration due to the age of the construction also falls on them. These are examples, not an automatic list: technical cause rules.

With humidity, be careful with blaming ventilation from the start. A stain that reappears after rain, grows from the ceiling, or coincides with a pipe might be a leak. If the damage comes from another apartment or a common area, the owner and property management will have to coordinate the solution; that does not make the tenant responsible.

For electricity, gas, or a serious leak, I would ask for a written diagnosis and hire qualified personnel. This guide to find electrical services and home repairs explains what credentials and data are worth checking before letting anyone in.

What the tenant pays for due to use, carelessness, or modifications

The tenant assumes locative repairs: changing a light bulb, replacing a worn-out seal on a faucet, unclogging a drain obstructed with their own waste, or repairing a glass broken by a hit. They are also responsible for damages caused by relatives, guests, or people under their responsibility, according to article 1999 of the Civil Code.

A lock forced by misuse, excessive drilling, or a wall painted without authorization can fall on this side. But do not accept the 'must paint everything upon leaving' formula without looking at the initial state and the time elapsed. If there are stains, graffiti, or abnormal damage, the person who caused them pays; if the paint simply aged, it is not an automatic penalty.

Situation	Likely responsible party	What to check
Roof or fixed pipe leak	Owner	Technical origin and notification
Drain clogged with waste	Tenant	Plumber's diagnosis
Aged paint	Owner	Inventory and usage time
Glass broken by impact	Tenant	Photos and cause
Internal appliance failure	Depends	Age, inventory, and misuse

Humidity, water heaters, and furnished appliances: cases requiring diagnosis

In a furnished apartment, a refrigerator motor that reaches the end of its useful life or a heater that fails due to old age usually falls to the owner. If there was a hit, use contrary to the manual, or an alteration made by the occupant, it may fall to the tenant. I would not assume an electrical variation proves fault without a technical assessment.

With heaters and gas appliances, safety weighs more than the money argument: stop using if there is a smell of gas, call the provider’s emergency line, and do not improvise repairs. Then keep the report. Agreed-upon periodic maintenance may correspond to the occupant, while an internal failure due to age remains the owner's matter.

According to the active listings on Colombia Move consulted in August 2026, the room category had 10 active offers and no recent posts in the measured window. That small inventory makes it even more useful for each owner to describe from the ad what the room includes, the state of the furniture, and how maintenance will be handled.

If you are comparing a room, you can check the active room offer and ask about inventory, the heater, and repair rules before reserving.

What to do if the owner does not attend to an essential repair

First, notify in writing. Send a WhatsApp and, if you can, an email: date, affected area, photos, video, risk, and a concrete request for a visit. Save the read receipt. For an emergency, get a diagnosis and quote; do not authorize a remodeling disguised as a repair.

1. Document: general photo, close-up, video, and date.
2. Notify: 'Since [date] there has been [damage]. I request a review before [date] due to the risk of [consequence]'.
3. Keep support: diagnosis, quote, invoice, and payment receipt.
4. Do not stop paying the entire rent: apply only the corresponding legal mechanism.

When an essential non-locative repair was notified in a timely manner and the owner did not act, Article 27 of Law 820 of 2003 allows the tenant to perform it and deduct the cost in periods not exceeding 30% of the monthly rent until the reimbursement is complete. It is not permission to arbitrarily suspend all rent. If there is a dispute over the cause, value, or procedure, confirm the case with a lawyer or local housing authority before deducting.

Inventory and photos avoid fighting when handing over

The best moment to discuss a repair is before it exists. Make a signed inventory upon receiving: walls, ceilings, faucets, drains, locks, windows, meters, heater, and every appliance. Record their operation and save the original files. Repeat the record when you report damage and when turning over keys.

When moving, also photograph hallways, the elevator, and common areas. The guarantees required by a co-ownership for the move are a different matter from the money deposit of the housing contract; review this explanation about moving permits and damages in residential complexes. For urban housing, Article 16 of Law 820 prohibits requiring the tenant to pay cash deposits as a contract guarantee.

Frequently asked questions

❓ Who pays for pipe repairs or damp issues in a rented apartment?

The landlord pays for broken internal pipes and structural dampness not caused by the tenant. Under the framework consulted in 2026, if the diagnosis shows the problem originated from waste, negligence, or misuse, the cost may be passed to the tenant.

❓ How much can I deduct from the rent for a repair I paid for?

Yes, you can deduct it, according to the framework consulted in 2026, if it was an essential non-routine repair, you gave timely notice, and the landlord did not act. Law 820 limits each period to 30% of the monthly rent until the cost is covered; do not stop the entire payment.

❓ Must the tenant return the property freshly painted?

Not always. Under the Civil Code consulted in 2026, the tenant is responsible for abnormal damages they caused, but gradual paint wear from legitimate use and the passage of time is not automatically chargeable; review the inventory, contract, and cause.

❓ Who pays for the repair of the water heater or gas stove?

It depends on the cause. With the rules consulted in 2026, the landlord usually covers internal failure due to age, and the tenant covers damage proven to be from misuse; routine maintenance should be checked in the contract and performed by qualified personnel.

❓ Is it safe and legal to be asked for a cash deposit to cover damages?

Not in urban housing lease contracts. According to Law 820 of 2003 consulted in 2026, Article 16 prohibits cash deposits as a guarantee; do not confuse this with separate co-ownership rules for damages during a move.

❓ Where can I list a house, apartment, or room for rent for free?

You can use Colombia Move; its housing section was consulted in 2026 and allows you to describe the property, inventory, and maintenance. A clear listing helps in discussing appliances, previous damages, and responsibilities before signing.