Is My Landlord Responsible for Plumbing Repairs in South Africa?
25 May 2026 · Plumbers On Duty
A burst geyser at 11pm in a rented home raises an urgent question: who pays? In South Africa, the Rental Housing Act sets out the answer, and the general rule is clearer than many tenants and landlords realise. Structural and wear-and-tear repairs fall to the landlord. Damage caused by the tenant's negligence falls to the tenant.
The general rule under the Rental Housing Act
The Rental Housing Act places a duty on the landlord to provide and maintain a property in a habitable condition. This explicitly includes the structure, the roof, the geyser and the external plumbing, as well as electrical, sanitary and heating systems.
A key principle every South African tenant should know: if a major item like a geyser breaks due to old age or fair wear and tear, the cost is on the landlord, not the tenant.
Where the tenant becomes responsible
The Act also places obligations on the tenant. Tenants must keep the property clean, tidy and in a safe state of repair, and must use plumbing and sanitary facilities reasonably.
Practically, tenants are typically responsible for things like replacing tap washers and for damage they cause. A common example: blocked drains and roof leaks caused by neglected gutter maintenance can fall to the tenant. Pour fat down the sink and cause a blockage, and that is on you.
Timelines and the law
The Unfair Practice Regulations under the Rental Housing Act require the landlord to effect repairs they are responsible for within 14 days, or a longer agreed period, once notified by the tenant.
A landlord cannot cut your utilities or lock you out over a dispute. Doing so without a court order is "spoliation" and is illegal under South African law.
What to do when something breaks
- Report the problem in writing immediately. Quick written notice protects you and creates a record.
- Keep the notice and any photos. If the matter escalates, that is your evidence.
- If the landlord fails to act, approach your provincial Rental Housing Tribunal, a free dispute-resolution service that can issue binding repair orders.
Frequently asked questions
Who pays for a burst geyser in a rental? Generally the landlord, because the geyser is part of the structure and a burst from age or wear is the landlord's responsibility under the Rental Housing Act.
Can my landlord make me pay for a blocked drain? If the blockage resulted from the tenant's negligence, such as neglected gutters or pouring fat down the drain, the tenant can be held responsible. Wear-and-tear blockages fall to the landlord.
What if my landlord refuses to fix the plumbing? Notify them in writing. If they do not act within the required period, lodge a complaint with your provincial Rental Housing Tribunal.
Sources
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