“Who Fixes What?”: Understanding Tenant vs. Landlord Repair Responsibilities

In the world of rentals, few things cause more confusion (and tension) than repairs. When something breaks, the first question is always: Who’s responsible? Is it the tenant’s job to fix it? Or does it fall on the landlord?

At Delavan PDX Property Management, we manage hundreds of rentals across Oregon and Southwest Washington, and we’ve seen it all! From jammed garbage disposals, burst pipes, to busted furnaces, we know how important it is to draw clear lines between tenant and landlord responsibilities. When both sides understand what they’re accountable for, communication improves, costs are managed, and small issues don’t spiral into big problems.

Let’s break it down.

The Legal Basics in Oregon

In Oregon, the landlord is legally required to keep the home in a “habitable condition.” That means the property must be safe, clean, and structurally sound. Heating, plumbing, electricity, hot water, and security must all work properly.

So for an example, if a major system goes out (like the furnace stops working), the landlord is responsible for getting it fixed within 7 days. Delavan fixes those items before the 7 day deadline to ensure our tenants are being taken care of. We will drive out to the property with multiple space heaters to ensure heating throughout the home while the furnace is being fixed and/or replaced.

But tenants have responsibilities too! According to Oregon law, tenants must keep the home reasonably clean and utilize systems, appliances, and fixtures properly. If a tenant causes damage (even by accident – it happens!), they may be held responsible for the repair and will have those costs applied to their Tenant Portal for reimbursement to the Owner.

What Landlords Are Responsible For

Here are the most common maintenance issues landlords are expected to handle:

Essential services: heating, plumbing, electricity, gas
Effective waterproofing and weather protection of the roof, walls, windows, and doors
Pest infestations (unless caused by tenant behavior)
Appliances that came with the unit – if the landlord provided it, it must be kept in working order. Fridges/Ovens have a 72 hour compliance window to repair
Smoke and carbon monoxide detectors: installing and maintaining them (tenants replace batteries)
Garbage receptacles: is this bin the proper size? Do you have enough?
Maintaining all amenities (AC, gas fireplaces, etc.)

We also recommend landlords stay on top of preventive maintenance. Regular HVAC servicing, gutter cleaning, and roof inspections and more keep properties running smoothly and save thousands over time. Our Annual Services Plan encapsulates annual and biannual maintenance to maintain your property year-round.

What Tenants Are Responsible For

Tenants don’t need to handle repairs, but they do have an important role in maintenance. Their job is to keep the property clean, safe, and in good condition. Here are common tenant responsibilities:

- - - - Replacing light bulbs (unless in vaulted ceilings – not worth a fall on a ladder!)
      - Changing/cleaning HVAC filters (every 6 months or more frequently with pets)
      - Proper use of plumbing (keeping sinks, drains, and toilets clear and not flushing items that will cause clogs)
      - Cleaning the unit regularly to prevent mold or pests
      - Reporting issues promptly (waiting can cause more damage and cost)
      - Proper use of appliances (no emptying your Thanksgiving dinner down the disposal!)
      - Lawn maintenance (if tenant responsibility in their lease)

Gray Areas and How to Handle Them

Let’s be honest—not every situation is cut and dry. What if a garbage disposal breaks but it’s full of food the tenant shouldn’t have put in there? What if a leak goes unreported for weeks?

That’s where good communication and solid documentation come in. At Delavan PDX Property Management, we:

Use detailed move-in and move-out checklists with hundreds of photos
Conduct multiple yearly walkthroughs of the units complete with checklists and photos
Clearly outline responsibilities in the lease
Encourage tenants to report issues early
Track all maintenance work orders from start to finish
- Delavan has our amazing Work Order Coordinator (Nicole Moorehead) track all repairs from start to finish while providing excellent service via calling, texting, and emailing tenants.
Vendors submit detailed reports of each repair and how they occurred (including ‘after’ photos). Our Preferred Vendors are trained to follow all property management laws and as part of our Preferred Vendor network, our tenants receive priority for all repair items.

This approach helps resolve confusing work orders quickly and fairly.

What About Appliances?

Appliances are tricky! If an Owner provides the appliances, you are responsible for maintaining them—unless the tenant caused the damage. Our Preferred Vendors always know to submit a detailed report of why the appliance has ceased functioning – wear and tear is on the Owner. Tenant misuse means that your tenant will be reimbursing you for the invoice for the repair.

This includes additional items such as window AC units or owner provided lawn mowers. Delavan recommends not offering these per the lease so the owners are not on the line to replace/repair additional items besides the essentials.

There are different timelines to repair appliances – fridges/ovens have a 72 hour window to repair/replace. Dishwashers/microwaves/washers/dryers have a 30 day window to repair but Delavan gets these items fixed much, much sooner to ensure our tenants are happy and are able to enjoy their home in full.

Why Communication Matters

When everyone understands who handles what, repairs get done faster, relationships stay smoother, and properties stay in better shape. Owners save money on preventable issues, and tenants get faster service without confusion.

It’s also about setting the tone – a well-maintained property says, “We care about this place” and that encourages our tenants to care too. When all parties communicate, everyone wins! Delavan endeavors to provide the upmost communication to all parties so all feel heard and the information is provided in full so there are no surprises.

Need Help Clarifying Responsibilities in Your Rental?

At Delavan PDX Property Management, we don’t just respond to repairs—we prevent them. Our team helps owners structure leases that set clear expectations, and we guide tenants through their responsibilities with transparency and respect.

From handling emergencies to coordinating everyday fixes to our Delavan Annual Services for pro-active maintenance, we’ve got it covered.

If you’re a landlord looking for professional property management services in Beaverton, Oregon, surrounding Portland Metro area, or in Vancouver and want to take the guesswork out of rental maintenance, give us a call or send an email. We’ll help you understand compliance and are more than happy to conduct repairs for you! Our Delavan Contracting Services division is there for all repairs, large and small – including Unit Update Packages for those looking to minimize cost but maximize rental income.

Explore More in Our Property Management & Maximizing Maintenance Series:

How Smart Repairs, Tenant Responsibility & Strategic Updates Maximize Rental Income

Annual Maintenance Services Every Rental Needs
“Who Fixes What?”: Understanding Tenant vs. Landlord Repair Responsibilities
What Tenants Must Do to Keep Their Home in Good Shape
The Hidden Dangers of Delaying Affordable Maintenance (and How We Prevent Costly Repairs)
Beyond Repairs: Adjacent Services You Didn’t Know Property Managers Handle
Turnover Tips: How to Refresh a Rental Without Overspending

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