My landlord is refusing to make repairs I’ve asked for. What can I do? Can I stop paying rent?

As a tenant, you have both rights and responsibilities when it comes to repairs. Your landlord must keep the building and property safe and in good condition, so it's comfortable to live there. But some things are yours to handle. The first thing to do is check that the problem you want fixed is something landlords are usually responsible for.

It’s not a good idea to stop paying rent if you want to keep living there. You can only hold back rent in certain situations, like if the Residential Tenancy Branch says it's okay, or if your landlord agrees in writing. Otherwise, the law says tenants must pay rent in full and on time. Even if you’re a day late or a dollar short, your landlord can give you a notice of eviction for paying late. 

At the same time, it’s against the law for your landlord to try to push you out by neglecting their duties.

Steps you can take

If you want your landlord to fix something, ask for the repair in writing. The Tenant Resource & Advisory Centre has a template “repairs and maintenance” letter you can use. Send the letter to the address for service the landlord listed in your tenancy agreement (or the address you normally use to reach them). Explain why the repair is needed, and give your landlord a reasonable deadline to fix the problem. 

If your landlord doesn’t act, you can apply for dispute resolution with the Residential Tenancy Branch. Dispute resolution might sound scary, but it's more approachable than you'd think. It's set up so you don't need a lawyer to use it. The hearing itself is usually held over the phone.

You can apply for dispute resolution online. You’ll need a basic BCeID account to do so. Include evidence of the problem, like photos or videos, plus any emails or messages between you and your landlord about the repair.

Your case goes before an arbitrator — an official who decides the outcome. If they agree with you, they can order the landlord to do the repair by a certain date. If the landlord still does nothing after the order, you can file another application and ask for your rent to be lowered by the cost of the repair. For ordinary repairs, you can take a risk and do it yourself. You can then apply to the Residential Tenancy Branch for an order to have the landlord pay you back, or to lower your rent by what the repair cost.

If it’s an emergency

If you're dealing with an emergency repair, you'll need a faster process. Emergency repairs are ones that are urgent and needed to protect someone’s health or safety, or to protect the property. Keep in mind that only certain repairs count as emergencies. A broken dishwasher isn't one of them. But a major water leak, no heat in winter, or a broken door lock would be. The law lists what counts as an emergency repair.

With an emergency repair, you don't have to apply for dispute resolution first. Try phoning the emergency contact your landlord gave you (or your landlord directly, if they haven't given you an emergency contact). Call at least twice, with a reasonable gap between calls. Give them a reasonable chance to act. If you still can't reach them, you can arrange the repair yourself. Pay for it, then send your landlord your receipts and a short summary of the work to ask for your money back. If they don't pay you back, you can take the cost off your rent. But only do this after following these steps. Simply paying less rent without them can put you at risk of eviction. Renting it Right has more guidance on what to do if you're dealing with an emergency repair. 

More help

In dealing with a repair dispute, we go into more detail on the steps involved.