Work out who repairs what under your lease
Maintenance obligations split the work and cost of keeping a property in shape between landlord and tenant. The split is rarely in one place: the repair clause, the definitions, an HVAC paragraph and the surrender terms all play a part. Ask Search+ "Who must repair and replace the heating and cooling system?" and the answer cites each passage that decides it.
Residential and commercial leases handle this differently, and in residential lettings local law often adds duties the lease does not mention.
Creating an account needs no payment.
Last updated October 2026
How to find repair duties with Search+
- Upload the lease and any building rules
Repair duties can sit in the lease body, a rules and regulations exhibit, or a work letter for new fit-out. Add those documents, and any amendment that changed the repair split, to one workspace.
- Ask system by system
Ask about the roof and structure, then heating and cooling, then plumbing and electrical, then interior finishes. A single broad question tends to blur who does what for each part of the building.
- Separate repair from replacement
Many leases make the tenant repair an item but leave replacement with the landlord, or the reverse. Ask about both for anything costly, and open each citation to read where one duty stops and the other begins.
Questions to ask about maintenance and repairs
Who is responsible for repairs to the roof, foundations and exterior walls of the building?
Must the tenant keep a service contract for the heating and cooling equipment, and who pays when a unit needs replacing?
How must I tell the landlord about a repair that is needed, and how long does the landlord have to act?
If the landlord does not carry out a repair it owes, can I do it myself and recover the cost?
What does the lease say about repairing damage caused by the tenant, its staff or its visitors?
What condition must the premises be in when the lease ends, and is ordinary wear and tear excepted?
What to look for in maintenance terms
Repair costs can outweigh rent in a bad year, so the wording of these clauses deserves a close read.
Well drafted leases list who handles the structure, roof, building systems, common areas and the interior of the premises. Where a part is not named, ask how the general repair clause treats it.
Under many net commercial leases the tenant takes on more of the maintenance burden, while gross leases tend to keep it with the landlord. Read the actual clause rather than relying on the label.
Many places require residential landlords to keep homes fit to live in whatever the lease says, and some limit what repairs can be shifted to tenants. These rules vary, so check them where the property is.
Repair clauses often require written notice of defects, give the landlord a right of entry and set a time to respond. Those procedural steps can decide whether a repair claim succeeds.
Search+ answers in plain language with inline citations to the supporting excerpt, and does not invent page or section locations the lease does not contain. Open each citation to see the exact repair wording.
Repair wording you may see, and what to ask
| Wording you may see | What it usually signals | A follow-up question |
|---|---|---|
| "keep in good order and repair" | A general repair duty | Does this duty cover replacing worn-out items or only fixing them? |
| "structural elements" or "roof and foundation" | Parts often reserved to the landlord | How does the lease define structural elements? |
| "HVAC maintenance contract" | Routine servicing placed on the tenant | Who chooses the contractor, and how often must service happen? |
| "reasonable wear and tear excepted" | A limit on hand-back repairs | What condition must I return the premises in? |
| "capital repairs" or "capital expenditures" | Large replacements and their cost | Can capital repair costs be passed through as operating expenses? |
| "self-help" | A right to repair and recover the cost | What notice must I give before using self-help? |
What are maintenance obligations in a lease?
Maintenance obligations in a lease are the terms that say which party must inspect, service, repair and replace each part of the premises and the building during the lease, who pays for that work, and what condition the property must be in when the lease ends.
Lease maintenance questions
Can Search+ tell me which repairs are mine under the lease?
Will it pick up repair duties hidden in exhibits?
Can it tell me the difference between repair and replacement here?
Does it cover the condition I must leave the premises in?
Can it read a lease that only exists as a scan?
Can Search+ decide whether my landlord must fix something?
Settle who fixes what before something breaks
Start a workspace, upload the lease and its exhibits, and ask about repairs one system at a time.
Start a workspace