When you rent an apartment in Taiwan, the question of who pays for repairs can quickly turn a minor inconvenience into a major dispute. A leaking faucet, a broken air conditioner, or a cracked window, each problem brings the same uncertainty: is this your expense or your landlord's? The answer depends on the nature of the repair, the terms of your lease, and Taiwan's Civil Code. This article explains the legal framework, typical practices, and practical steps you can take to avoid unexpected costs and protect your rental deposit.
Taiwan's rental market, especially in Taipei and New Taipei City, is highly competitive. Many tenants sign leases written in Chinese without fully understanding their obligations. Landlords often include vague clauses such as "minor repairs are the tenant's responsibility," which can lead to disagreements. Knowing the law and how to negotiate repair terms before you sign can save you thousands of NT dollars and significant stress. Let's break down the rules, common scenarios, and what you can do when things break.
Legal Framework: What the Civil Code Says
Taiwan's Civil Code (民法典) provides the baseline for repair responsibilities. Article 429 states that the landlord is obligated to maintain the rental property in a condition suitable for its agreed use. This includes major structural repairs and essential systems. However, Article 430 adds nuance: if the landlord fails to make necessary repairs after being notified, the tenant can either terminate the lease or make the repairs themselves and deduct the cost from the rent.
Article 432 places the burden on the tenant for damages caused by improper use or negligence. This means that if you accidentally break something, you are responsible. But normal wear and tear, things that deteriorate with age and regular use, is generally the landlord's responsibility.
The key distinction is between necessary repairs (landlord's duty) and damages caused by the tenant (tenant's duty). Unfortunately, the law does not define "normal wear and tear" in detail, leaving room for interpretation. In practice, the following are generally considered landlord responsibilities:
- Structural issues: roof leaks, foundation cracks, wall cracks that affect safety.
- Plumbing and electrical systems: main water pipes, circuit breakers, wiring (unless the tenant caused a blockage or overload).
- Major appliances provided with the unit: air conditioners, water heaters, refrigerators, if they are listed in the inventory.
- Window and door frames, including broken locks (if not tampered with).
- Mold problems arising from building defects, such as persistent dampness from a leaky wall.
Tenant responsibilities typically include:
- Replacing light bulbs, batteries, and other consumables.
- Cleaning and unclogging drains caused by hair or debris.
- Repairing damage from misuse, such as a stained carpet or a broken toilet seat.
- Replacing broken window glass if you accidentally broke it.
For a detailed checklist of what to inspect before moving in, see our first-time rental checklist.
Air Conditioner Repairs: A Common Flashpoint
Air conditioners are among the most expensive appliances in a Taiwanese rental. A split-type unit typically costs NT$25,000 to NT$45,000 to replace, and repairs can run NT$3,000 to NT$8,000 for a compressor or fan motor. Under Taiwan law, if the air conditioner was provided as part of the lease and malfunctions due to normal use, not because you neglected to clean the filter or left it running for days, the landlord must pay for repairs.
However, many landlords include a clause stating that the tenant is responsible for "cleaning and maintaining" the air conditioner. This usually means cleaning the filter every two to four weeks, which costs nothing. If you fail to do so and the unit breaks down because of a clogged filter, the repair cost may fall on you. In practice, disputes arise when the compressor fails after five years of use. Landlords sometimes argue that the unit is "old" and that the tenant should share the cost. Legally, the landlord is still responsible unless you caused the failure.
If you are looking to buy your own unit or negotiate a replacement, check our best air conditioner in Taiwan 2025 guide for current models and prices.
Water Leaks and Dampness: Who Pays?
Water leaks are a persistent problem in Taiwan's humid climate and older buildings. A leak from an upstairs neighbor or a burst pipe inside the wall can cause significant damage. The general rule: if the leak originates from within your unit and is caused by a structural issue (e.g., a corroded pipe in the wall), the landlord must repair the pipe and any resulting damage to walls or floors. If you or a guest caused the leak, for example, by leaving a tap running or by drilling into a water pipe, you are liable.
Mold resulting from damp walls is another grey area. If the mold is caused by a hidden leak that the landlord failed to fix, the landlord must remediate. If it's caused by poor ventilation because you never open windows or run an exhaust fan, you may be responsible for cleaning it. For guidance on handling mold after a leak, read our mold removal in Taiwan's humidity article.
In cases where the leak comes from a common area or another unit, the building's management or the neighbor's landlord is responsible. You should notify your landlord immediately and document the damage with photos and a written record. If the landlord refuses to act, you can report the issue to the local district office (區公所) for mediation.
Plumbing and Electrical Issues
Clogged drains, malfunctioning water heaters, and faulty electrical outlets are everyday occurrences. Here is a practical breakdown:
- Clogged toilets or sinks: If caused by foreign objects or excessive hair, the tenant pays (typically NT$800, NT$2,000 for a plumber). If the clog is due to old, narrow pipes in the building, the landlord should cover the cost.
- Water heater failure: If the unit stops heating or leaks, the landlord must repair or replace it. A new gas water heater costs NT$6,000, NT$12,000. The tenant is responsible only if they dropped or damaged it.
- Electrical outlets not working: If an outlet stops working without any obvious cause (tripped breaker, overload), the landlord must fix the wiring. If you overloaded a circuit or spilled water on it, you pay. Electrician fees for a socket replacement range from NT$500 to NT$1,500.
- Light fixtures: Replacing a burned-out bulb is the tenant's cost (NT$50, NT$200). Replacing a broken ceiling fan or fixture is usually the landlord's, unless you physically broke it.
If you need to set up a gas connection for the water heater, see our gas utility setup in Taiwan guide.
Appliances: Refrigerators, Washing Machines, and Others
Most furnished Taiwanese rentals include a refrigerator and a washing machine. If these appliances break down due to normal use, the landlord must repair or replace them. A new refrigerator costs NT$12,000 to NT$25,000; a washing machine costs NT$10,000 to NT$20,000. Landlords often try to argue that appliances are "free use" and therefore the tenant's risk, but the law does not support that. If the appliance is listed in the lease inventory, it is part of the rental property and subject to the same rules as the structure itself.
However, if you damage the appliance, for example, by overloading the washing machine or putting a hot pot directly on the refrigerator's interior, you are liable. The same applies if you lose the remote control or break a shelf. To avoid disputes, take photos of every appliance and its condition at move-in. Our washing machine recommendations for Taiwan can help you understand typical models and prices if you need to negotiate a replacement.
Windows, Doors, and Locks
Broken window glass, jammed sliding doors, and faulty locks are another common area of dispute. Under normal use, the landlord must maintain these items. If a window cracks due to temperature changes or a door frame rots due to moisture, the landlord pays. If you slam the door and crack the glass, you pay. The cost of replacing a standard window pane in Taipei is roughly NT$2,000, NT$4,000, depending on size. A new door lock (with keys) costs NT$1,500, NT$3,000.
If you lose your keys or need to change the lock for security reasons, you are generally responsible for the cost. Many landlords allow tenants to change the lock cylinder as long as the original is reinstalled at move-out. Always discuss this before making changes. For advice on keeping your home comfortable during Taiwan's extreme weather, read our typhoon season home preparation article, it includes tips on checking window seals and locks.
Pest Infestations: Rats, Roaches, and Termites
Pest control is another grey area. If the building has an existing termite problem or roaches are coming from common areas, the landlord should pay for extermination. If you left food out and created a cockroach infestation, you may be billed for the pest control service (NT$2,000, NT$5,000 for a one-bedroom apartment). In practice, landlords often split the cost to maintain good relations. The law is not clear-cut, so it's best to include a pest clause in the lease. If you are moving into an older building, ask for a recent pest inspection report.
How to Protect Yourself: Practical Steps
To avoid disputes and unexpected costs, follow these steps before and during your tenancy:
- Inspect the unit thoroughly at move-in. Use our first-time rental checklist to document every item, including appliances, light fixtures, windows, and plumbing. Take time-stamped photos and videos. Note any existing damage, such as cracks, stains, or dents, and have the landlord acknowledge them in writing.
- Read the lease carefully. Look for repair clauses. Some leases state that the tenant is responsible for all repairs under NT$1,000 or NT$2,000. This is legal if both parties agree, but it's negotiable. Counter with a clause that limits your responsibility to consumables and accidental damage only.
- Report problems in writing. Use LINE, email, or a messaging app to notify the landlord of any issue. Keep a record of the date and the landlord's response. This is crucial if you later need to invoke Article 430 and deduct repair costs from rent.
- Get multiple quotes for major repairs. If the landlord agrees to pay but asks you to arrange the repair, get at least two quotes from licensed professionals. Share them with the landlord before proceeding. For guidance on finding reliable contractors, see our contractor tips for Taiwan renovation article.
- Know the mediation options. If you and the landlord cannot agree, you can request mediation at the local district office (區公所). The service is free in most cities, though wait times can be two to four weeks. If mediation fails, you can file a small claims suit at the district court. Legal costs are typically low (NT$1,000, NT$3,000 for filing), but the process can take months.
- Keep receipts for everything you pay. If you end up paying for a repair that is the landlord's responsibility, keep the receipt and a copy of your written notification. You can deduct that amount from the rent in the following month, as allowed by Article 430, but only after giving the landlord a reasonable time to fix it (usually 7-14 days).
For a broader overview of the rental process, read the complete guide to starting a home in Taiwan.
When Can the Landlord Deduct from Your Deposit?
Many deposit disputes arise from repair costs. The landlord can deduct from your rental deposit only for damages that exceed normal wear and tear. For example, a small scuff on the wall is wear and tear; a large hole from a thrown object is damage. A faded paint color from sunlight is normal; a bright red stain from spilled wine is not. The landlord must provide an itemized list of deductions with receipts or estimates.
If the landlord claims that you must pay for a new air conditioner because the old one broke, but you have proof (e.g., photos, a repair estimate) that the unit was already 15 years old and failing, you can dispute the deduction. In practice, Taipei landlords often try to deduct NT$5,000, NT$15,000 for "general maintenance", which is not legal. Always insist on the inventory list you signed at move-in. If an item is not on the list, the landlord has a weak case.
What About Fixed-Term vs. Month-to-Month Leases?
Most Taiwanese leases are for one year, with an automatic renewal clause. If you are on a fixed-term lease, the landlord cannot raise the rent or change repair terms during the term. On a month-to-month lease, either party can terminate with 30 days' notice, but the repair obligations remain as per the Civil Code. Landlords sometimes threaten to raise rent if you ask for a major repair. This is illegal unless the lease has a rent adjustment clause. If you experience this, contact the local Consumer Protection Office (消保官).
When Should You Just Pay for a Small Repair Yourself?
While you have the legal right to demand that the landlord fix every broken item, practical considerations matter. If a repair costs under NT$1,000 and the landlord is slow to respond, it may be easier to just pay yourself. The time and stress of chasing a landlord for a small amount can outweigh the money. However, do not let the landlord use this precedent to refuse future repairs for larger issues. Always document that you advised the landlord of the problem, even if you fix it yourself.
For example, if a toilet handle breaks and you can replace it for NT$150 at a local hardware store, it's often better to do it yourself than to wait two weeks for the landlord. Conversely, if the entire toilet cracks and leaks, that is a major repair that the landlord must cover. Use common sense, but always keep the landlord informed.
Final Checklist Before You Sign
Before you sign a lease, go through this checklist with the landlord or agent:
- Explicitly state which appliances are included and their repair responsibility.
- Define a dollar limit (e.g., NT$1,000) below which the tenant pays for minor fixes, and above which the landlord pays.
- Include a clause requiring the landlord to respond to repair requests within 7 days for non-emergency issues and 24 hours for emergencies (gas leak, no electricity, flooding).
- Agree on a procedure for emergency repairs: if the landlord is unreachable, the tenant can authorize a repair and deduct the cost from rent with proof.
- Photograph everything and share the photos with the landlord via LINE or email for confirmation.
By understanding your rights and documenting everything, you can avoid most disputes and keep your deposit intact. For more tips on setting up your home, including furniture and appliances, see our small apartment layout ideas and space-saving furniture in Taiwan articles.