Repairs and everyday tenant life

It is for anyone considering, planning or carrying out a move to Spain. You will know who fixes what, how to push for repairs and how to protect your privacy and payment records.

Start with "Who pays for repairs: landlord or tenant". It sets out the basic split of duties, which often differs from what people assume or what a contract says. The other pages build on it.

If you are adapting a home for a disability, there is a separate version of the page on changing your flat: "Adapting your rented home for a disability: what changes".

Key rules

• Rent reduction: If repair works last more than 20 days, the tenant may reduce rent in proportion to the part of the home that is unusable.
• Landlord repairs: The landlord must carry out and pay for repairs needed to keep the home in condition for its agreed use without raising the rent, unless the damage is attributable to the tenant.
• Small repairs: You pay for small repairs required by everyday wear and tear of the home.
• Urgent repairs: You can carry out a repair that is urgent to avoid imminent danger or further damage, after notifying the landlord as soon as possible, and claim the cost of strictly urgent work from the landlord.
• Landlord's repairs: The landlord pays for repairs that keep the home usable, without raising your rent.
• Notice first: Tell the landlord as soon as possible, in writing you can prove, before or right as you arrange the work.

Repairs and everyday tenant life: the whole process, step by step

• Pay rent by bank transfer and keep the proof (Paying your rent and keeping proof): Every month, usually within the first 5 to 7 days, from the first payment

• Check who looks after the boiler, heating and appliances, and book the gas checks (Boilers, heating and appliances: who looks after them): Early in the tenancy, then on the regular cycle: piped gas every 5 years, boiler maintenance annually or every 2 years depending on its power

• Photograph a defect with dated photos or video and tell the landlord in writing (Who pays for repairs: landlord or tenant): As soon as you notice it

• Allow access for repairs the landlord must make (Can your landlord enter your home or show it?): When the landlord gives reasonable prior notice; urgent repairs must be allowed even if inconvenient

• If the repair is urgent, notify the landlord, do the minimum work needed and keep invoices (Urgent repairs and getting the cost back): When there is imminent danger or further damage and the landlord has not acted

• Send a written request by a method that proves delivery, with a reasonable deadline, then follow up in writing (When your landlord ignores serious repairs): After the first notice; no fixed legal deadline applies, so set a deadline that fits the urgency

• Reduce rent in proportion to the part of the home you cannot use (Who pays for repairs: landlord or tenant): If repair works last more than 20 days

• Escalate to the regional housing body or town hall, mediation or a lawyer, then court (When your landlord ignores serious repairs): If the landlord still does nothing after your written follow-up; keep paying rent throughout

• Respond to landlord improvement works notice (Changing your rented flat and landlord building works): Notice must come at least 3 months before the works start; you can withdraw from the lease within one month of notice

• Restore any adaptations if the landlord requires it, or the cost can come out of your deposit (Adapting your rented home for a disability: what changes): At the end of the tenancy; applies if you made disability adaptations

Documents you may need

Payments and receipts

• The itemised invoice — Urgent repairs and getting the cost back
• Proof of payment — Urgent repairs and getting the cost back

Other documents

• Photos or video of the defect before and after the work — Urgent repairs and getting the cost back
• The notice you sent the landlord — Urgent repairs and getting the cost back
• A written report from the technician or plumber describing the cause and why — Urgent repairs and getting the cost back
• Dated photos or video of the defect — When your landlord ignores serious repairs
• Your written repair request — When your landlord ignores serious repairs
• Proof of delivery — When your landlord ignores serious repairs
• The landlord's written consent for any work that changes the layout of the home — Changing your rented flat and landlord building works
• Your written notice to the landlord describing the adaptation works — Changing your rented flat and landlord building works
• Proof of the disability — Changing your rented flat and landlord building works

Each article lists the other documents it asks for, where you need them.

Repairs and everyday tenant life: questions that cross several articles

Can I stop paying rent until the landlord fixes something?

No. Unpaid rent can lead to eviction, even when the landlord is at fault. Keep paying, send written requests, and read When your landlord ignores serious repairs for the options, including paying under protest.

Does the landlord have a deadline to fix things?

No fixed deadline exists. The landlord must act within a reasonable time, so a leak needs quick action and a cosmetic issue can wait. Read Who pays for repairs: landlord or tenant, then When your landlord ignores serious repairs.

Who pays if I or a guest broke something?

You do. Damage caused by you, your household or guests is not the landlord's to repair, and the cost can come out of your deposit. Small repairs from everyday wear are also yours; see Who pays for repairs: landlord or tenant.

What if the repair is urgent and the landlord is not answering?

You can do the minimum work needed to remove the danger, keep invoices and claim the cost back. Read Urgent repairs and getting the cost back, and When your landlord ignores serious repairs if the landlord refuses to pay.