Tenant Resources
Who fixes what: maintenance responsibilities in a rental home
A plain breakdown of what a landlord or property manager typically handles, what a tenant handles, and how North Carolina law frames the split. General information, not legal advice.
Minmosa Realty 3 min read
Most disputes about maintenance come from an unclear split of responsibility rather than anyone acting in bad faith. Here is how the split generally works, how we handle it across the homes we manage, and where North Carolina law sets a baseline.
This is general information about how residential maintenance is usually handled, not legal advice. Your lease sets out the specifics for your home.
What landlords are generally responsible for
North Carolina's Residential Rental Agreements Act sets out a landlord's obligation to keep a rental property fit and habitable. In broad terms that covers maintaining the structure, keeping electrical, plumbing, heating, ventilation and sanitary facilities in good and safe working order, complying with applicable building and housing codes, and making repairs needed to keep the property fit to live in. The statute also addresses smoke alarms and, in certain circumstances, carbon monoxide alarms.
What we handle on the homes we manage
Everything structural and mechanical: roof, foundation, siding, windows, HVAC, water heater, plumbing, electrical, and the appliances supplied with the home. Your lease sets out the details for your home, including pest treatment and any yard or exterior work.
What the tenant handles
Keeping the home reasonably clean and sanitary. Disposing of waste properly. Using systems and appliances as intended. Not damaging the property, and not letting a guest do so. Replacing light bulbs and smoke detector batteries during the tenancy. Basic yard upkeep where the lease says so.
Damage beyond ordinary wear and tear is the tenant's responsibility. Ordinary wear and tear is not — a carpet that has been walked on for three years is wear; a carpet with a burn in it is damage.
The gray areas, resolved
A clogged drain. If it is a blockage caused by what went down it, that generally falls to the tenant. If it is a root intrusion or a collapsed line, that is a property repair and we handle it.
A failed HVAC system. Loss of heat during cold weather is urgent. An HVAC failure during extreme summer heat can also require prompt attention, particularly where the home is supplied with air conditioning. Report either immediately so it can be evaluated and repaired — do not wait to see whether it recovers.
A broken window. Depends entirely on how it broke. A branch in a storm is a property repair. A football is not.
How to report something
Put it in writing, even if you have already called. Include what is wrong, when it started, and a photograph if the problem is visible. Written reports create a record that protects both sides, and a photo often means the right part arrives the first time.
Tell us early. A small leak reported in week one is a plumber's afternoon. The same leak reported in month three is a subfloor.
If a repair is taking longer than expected
Tell us in writing and we will give you an update. If Minmosa manages your home, report problems to us directly — we would far rather hear about something early.
Withholding rent, or paying for a repair yourself and deducting the cost, is generally not a safe assumption in North Carolina, and doing either can expose you to an eviction action.
If the underlying problem is that rent is becoming hard to pay, that is worth raising early too — our rent and housing assistance page lists Durham programs that may be able to help.
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