Philippine landlords are generally responsible for repairs needed to keep a leased property fit for its intended use, while tenants are responsible for damage caused by their own fault or that of people under their responsibility. Article 1654 sets the lessor’s default duty to make necessary repairs, but it expressly allows a contrary stipulation. Any lease allocation should therefore be read together with the tenant’s duties to use the property carefully, report repair needs promptly, return it subject to ordinary wear and tear, and answer for deterioration attributable to the tenant, household members, guests or visitors.
Legal framework reviewed: August 18, 2026.
Repairs and Maintenance: Decision Snapshot
| Issue | Who should handle it? |
|---|---|
| Necessary repair to keep unit suitable for use | Generally landlord/lessor. |
| Damage caused by tenant negligence or misuse | Generally tenant. |
| Routine upkeep expressly assigned by lease | Follow the lease if lawful and reasonable. |
| Emergency affecting safety or habitability | Notify landlord immediately and document the condition. |
| Building/common-area issue | May require condominium/property management involvement. |
1. The Civil Code Places Necessary Repairs on the Lessor
Article 1654 of the Civil Code requires the lessor to make necessary repairs during the lease to keep the property suitable for the use for which it was intended, unless the parties have a different valid stipulation for matters the law allows them to allocate.
2. Tenants Must Report Problems Promptly
Tenants should notify the landlord promptly about deterioration or urgent repairs. Delay can turn a manageable problem into larger damage and can complicate responsibility.
3. Tenant-Caused Damage Is Different From Normal Wear
Broken fixtures from misuse, unauthorized alterations or damage caused by occupants are different from ordinary deterioration through normal use. Document move-in condition with photos and an inventory so later deductions can be tied to evidence.
4. Use a Repair Approval Workflow
For remotely managed units, set a written repair threshold. Small urgent repairs can be pre-authorized up to a peso limit; larger work should require estimates, photos and owner approval. This is especially important for OFW owners.
5. Do Not Use Security Deposits as a General Maintenance Fund
A deposit should support valid claims supported by the lease and evidence. It is not a substitute for the landlord’s own maintenance obligations. See our security deposit guide.
Repair Documentation Checklist
- Date problem reported
- Photos/video
- Cause if known
- Quotation or invoice
- Approval record
- Before/after evidence
- Who paid and why
