Rhode Island Commercial Maintenance Obligations: Landlord and Tenant Responsibilities

In Rhode Island commercial leases, maintenance obligations are determined primarily by the lease terms rather than statute. Unlike residential tenancies, there is no implied warranty of habitability for commercial properties. This guide covers how maintenance duties are typically allocated and what regulatory requirements apply regardless of lease terms.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Always consult a licensed attorney in Rhode Island for guidance specific to your situation. Information last verified: March 2026.

Maintenance Allocation by Lease Type

Landlord Obligations (Regardless of Lease Type)

Even under NNN leases, Rhode Island commercial landlords are responsible for:

Building Code Compliance

• Ensuring the property meets all applicable state and local building codes
• Maintaining the structural integrity of the building (foundation, roof structure, exterior walls)
• Obtaining and maintaining required certificates of occupancy
• Addressing code violations promptly when notified by inspectors

Fire Safety

• Compliance with the Rhode Island Fire Code
• Maintaining fire suppression systems (sprinklers, fire extinguishers)
• Ensuring fire alarm systems are operational and inspected
• Maintaining adequate emergency exits and signage
• Scheduling annual fire inspections as required
• Maintaining fire-rated assemblies (walls, doors, dampers)

ADA Accessibility

• Ensuring the property meets Americans with Disabilities Act (ADA) requirements
• Maintaining accessible entrances, restrooms, and common areas
• Removing barriers to access where readily achievable
• Ensuring new construction and alterations comply with ADA standards

Environmental Compliance

• Managing any known environmental hazards (asbestos, lead, contaminated soil)
• Complying with Rhode Island Department of Environmental Management (DEM) regulations
• Maintaining proper documentation of environmental conditions

Common Area Maintenance (CAM)

For multi-tenant commercial properties, landlords typically maintain common areas:

Typical CAM Responsibilities

• Parking lots — Striping, lighting, repaving, snow removal
• Landscaping — Lawn care, tree maintenance, irrigation
• Building exterior — Cleaning, painting, repairs
• Common hallways and lobbies — Cleaning, lighting, HVAC
• Restrooms (if common) — Cleaning, supplies, fixture maintenance
• Elevators — Inspection, maintenance, repairs
• Roofing — Inspection, repairs, replacement

CAM Charges

• Tenants typically reimburse the landlord for CAM expenses based on their pro-rata share of the total leasable area
• The lease should clearly define what expenses are included in CAM
• An annual reconciliation compares estimated monthly CAM payments to actual expenses
• Many leases include CAM caps limiting year-over-year increases (often 3–5%)

Tenant Maintenance Obligations

Under most commercial leases, tenants are responsible for:

Interior Maintenance

• Keeping the leased premises clean and sanitary
• Maintaining interior finishes (painting, flooring, ceiling tiles)
• Repairing or replacing tenant-installed fixtures and equipment
• Maintaining plumbing fixtures within the tenant space
• Keeping interior lighting operational

HVAC Systems

• In NNN leases, tenants often maintain their own HVAC units
• Regular filter changes and preventive maintenance are typically required
• The lease may require maintenance by licensed contractors
• Tenants should maintain service records to demonstrate compliance

Trade Fixtures and Equipment

• Tenants are responsible for all trade fixtures and business equipment
• At lease end, tenants must remove trade fixtures and repair any damage caused by removal

Capital vs. Operating Expenses

A common source of commercial lease disputes is the distinction between capital expenditures and operating expenses:

Common Capital Items

• Roof replacement (not repairs)
• HVAC system replacement
• Structural repairs
• Parking lot repaving (vs. patching)
• Elevator modernization

The lease should clearly define how capital expenditures are handled and whether they may be amortized and passed through to tenants.

Best Practices for Landlords

1. Define maintenance obligations clearly — Specify exactly who is responsible for each system and component
2. Require preventive maintenance — Include lease provisions requiring tenants to perform regular maintenance on assigned systems
3. Conduct regular inspections — Schedule periodic walk-throughs with proper notice
4. Maintain detailed records — Log all maintenance work, inspections, and expenses
5. Address issues promptly — Deferred maintenance leads to larger, more expensive problems
6. Budget for capital expenditures — Set aside reserves for major replacements
7. Include maintenance standards — Specify minimum standards and approved contractors in the lease

How Landager Helps

Landager's commercial property management platform helps you track maintenance schedules, manage work orders, monitor CAM expenses, and maintain inspection records — ensuring your commercial properties remain well-maintained and code-compliant.

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