Who pays for plumbing repairs in a rental: landlord or tenant?
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In short
In Malaysia the tenancy agreement decides. As a general rule, the owner pays for wear and tear and failures in the building's pipes, while the tenant pays for damage caused by misuse, such as a toilet blocked by wipes. A plumber's written report with photos is the easiest way to settle who pays.
Usually the owner's cost
- Old or corroded pipes that leak or burst
- A water heater or pump that fails from age
- Concealed leaks inside walls or floors
- Problems that existed before the tenant moved in
Usually the tenant's cost
- Toilets or drains blocked by wipes, sanitary pads, food or grease
- Damage caused by the tenant or their guests
- Small consumables the agreement assigns to the tenant, such as tap washers
How to avoid a dispute
- Report the problem to the landlord in writing, with photos, as soon as you see it.
- Agree in writing who books and who pays before work starts.
- Ask the plumber for a short report stating the cause.
- Keep receipts and before-and-after photos.
This guide is general information, not legal advice. Your tenancy agreement takes priority.
Questions people ask us
Can a landlord deduct plumbing repairs from my deposit?
Only for damage the tenant caused, as set out in the tenancy agreement. Normal wear and tear is the owner's cost. A plumber's report on the cause helps either side.
Can the tenant call a plumber without asking the landlord?
For emergencies such as a burst pipe, yes: stop the damage first, then inform the landlord with photos. For non-urgent repairs, agree first.
Guides
- Why does my water heater keep tripping?
- Blocked toilet: what to try before calling a plumber
- Ceiling leak from the unit upstairs: who is responsible and who pays?
- Low water pressure at home: what causes it and how to fix it
- Bathroom leak waterproofing: injection or redo the membrane?
- Burst pipe at home: what to do in the first 10 minutes
- Why does my bathroom smell like sewage? Floor traps, vents and toilet seals
- Outdoor (master) water filter in Malaysia: what it does, where it goes and how to maintain it
- Underground incoming pipe leak in a landed house: signs, responsibility and repair options
- Repiping a Malaysian home: PPR vs PVC vs HDPE, and when to replace old pipes
- How to choose an honest plumber in Malaysia
- Blocked kitchen sink or grease trap: causes, DIY steps and when to call a plumber
- How to check for a hidden water leak with your meter