Indiana Commercial Maintenance Obligations: Landlord and Tenant Responsibilities

Commercial property maintenance in Indiana is primarily determined by the lease agreement, not statute. Unlike residential leases, commercial leases can allocate maintenance responsibilities in virtually any way the parties agree — from the landlord handling everything (gross lease) to the tenant assuming nearly all maintenance (NNN lease).

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

Maintenance Allocation by Lease Type

Baseline Landlord Obligations

Even in commercial leases, Indiana landlords retain certain baseline obligations:

Code Compliance

• Comply with all applicable health and housing codes
• Maintain the property in compliance with building safety standards
• Ensure the building meets fire safety requirements

Structural Integrity

• Maintain the structural components of the building (foundation, load-bearing walls, roof structure)
• Address environmental issues (asbestos, mold from structural defects)
• Ensure the building remains safe for occupancy

Common Area Maintenance

Regardless of lease type, landlords are typically responsible for:

• Hallways, lobbies, and shared restrooms
• Parking areas and driveways
• Elevators and escalators
• Building exterior and grounds
• Security systems (if provided)

NNN Lease Maintenance Details

In Triple Net leases, tenants assume extensive maintenance responsibilities:

Tenant's Typical NNN Obligations

• All interior maintenance and repairs
• HVAC system maintenance, repair, and often replacement
• Plumbing and electrical within the leased space
• Interior painting, flooring, and fixtures
• Pest control within the leased space
• Glass and window repair
• Signage maintenance

Landlord's Typical NNN Obligations

• Roof (major repairs and replacement — sometimes allocated to tenant)
• Structural repairs (foundation, walls)
• Major building systems (shared electrical panels, water mains)
• Common area management (billed back as CAM)

CAM Charges

CAM (Common Area Maintenance) charges are passed through to NNN tenants and typically include:

• Parking lot maintenance, repairs, and resurfacing
• Landscaping and snow removal
• Common area utilities (lighting, water)
• Property management fees (often 3-8% of gross revenue)
• Security services and systems
• General maintenance of shared facilities

Capital Expenditure Responsibilities

A key area of negotiation in commercial leases is capital expenditures (CapEx):

Common Lease Provisions

Amortization

CapEx items are often amortized over their useful life and passed through to tenants as part of CAM or as additional rent. The lease should specify:

• Useful life definitions for common CapEx items
• Amortization rate (often based on the landlord's cost of capital)
• Whether only the amortized portion during the lease term is the tenant's responsibility

Preventive Maintenance Requirements

Commercial leases often require tenants to perform preventive maintenance on key systems:

• HVAC service contracts — quarterly or bi-annual professional maintenance
• Fire suppression inspections — annual testing and certification
• Grease trap cleaning — for restaurant tenants
• Roof inspections — annual professional assessment
• Elevator inspections — per state requirements

Landlords should require proof of maintenance (invoices, certifications) to enforce these obligations.

Best Practices for Commercial Landlords

1. Define maintenance responsibilities clearly — Ambiguity is the top source of landlord-tenant disputes
2. Require preventive maintenance contracts — Especially for HVAC and critical systems
3. Inspect regularly — Annual or semi-annual inspections catch issues early
4. Budget for capital expenditures — Plan for roof, HVAC, and parking lot replacements
5. Track all maintenance requests — Document response times and resolution
6. Review CAM reconciliations carefully — Ensure accurate pass-through billing
7. Address deferred maintenance before leasing — New tenants should receive well-maintained premises

How Landager Helps

Landager's commercial property tools help landlords track maintenance responsibilities by lease, manage work orders, monitor preventive maintenance schedules, and reconcile CAM expenses — providing complete visibility into your property maintenance operations.

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