Maintenance Obligations: Landlord vs. Tenant Responsibility

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

Before 2017, apartment owners in Israel would often include void clauses such as "Tenant takes on everything - if the floor collapses from old age, the tenant pays." The Fair Rental Law (Amendment No. 1 to the Rental and Loan Law), which became effective on September 17, 2017, changed the game entirely. It created cogent ("compulsory") rules obligating the landlord to repair, regardless of what the tenant signed.

1. The Basic Rule: What MUST the Landlord Repair?

A landlord in Israel bears the legal maintenance obligation (according to section 7 and section 25H of the law) to provide a proper living environment. This means that "aging or systemic" defects inherent to the property are the landlord's responsibility, as are damages to systems caused by time and normal wear:

Landlord Duties in Israel (Repair Examples):

• Infrastructure Systems: Burst pipes (corrosion/rust), leaking roof in winter, gutters clogged by debris and rain over time, electrical wires that wore out in the main panel.

• Appliances and Fixtures: A water heater (dud) that failed or solar panels clogged with limescale. Replacing an AC motor that failed (if the AC was part of the "inventory list" at handover). All these are considered Normal wear and tear and the costs of repair or replacement fall solely on the landlord.

• When must it be repaired? Section 25H of the law set specific deadlines:

  • Urgent repair (fundamental defect preventing reasonable living, e.g., flooding pipe or total power loss) - must be repaired within 3 days.
  • Regular repair - the repair shall be done within a reasonable time, but no more than 30 days from the tenant's demand.

What happens if the landlord fails to repair? (Self-help and Offset): Section 9 of the law gives the tenant significant authority: If the landlord does not perform the repair within the statutory timeframe after being notified in writing, the tenant is entitled to carry out the repair themselves through a professional and offset the cost from future rent payments, provided they act in a reasonable manner and provide notice. Do not avoid repairs.Preview unavailable

2. Tenant's Responsibility (Unreasonable Use and Negligence)

The law also protects landlords by requiring tenants to repair damages caused by their own actions:

• Malicious Damage or Negligence: If the tenant breaks a door lock through force or clogs pipes by disposing of inappropriate items (e.g., wipes), the plumber's bill falls on them.
• Minor Maintenance ("Trifles"): Unless agreed otherwise, minor end-use items like replacing a burnt lightbulb or fixing a single blind slat detached by force are generally the tenant's responsibility as part of the Israeli dynamics of property managementPreview unavailable.
• Ongoing Costs: Routine payments such as the building's "House Committee" (Va'ad Bayit) fees for cleaning and elevator electricity remain the tenant's duty.

How Landager Helps

Landager tracks lease terms, maintenance obligations compliance, and important deadlines - making it easy to stay compliant with Israeli regulations.

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