Who pays for repairs in a rental flat in Barcelona?
The question of who should bear the cost of repairs in a rental flat is one of the most frequent causes of conflict between landlords and tenants. In Barcelona, as in the rest of Spain, the Urban Leases Act (LAU) is the main regulation that governs these obligations, although its interpretation may raise doubts.
In this article, we analyse the different categories of repairs, the current legislation, and case law to clarify who should pay what in a rental.
The Urban Leases Act: the legal framework
Article 21 of the LAU states that:
· The landlord must carry out all necessary repairs to maintain the dwelling in habitable condition, except when the damage is attributable to the tenant. This includes structural repairs and maintenance of essential installations (water, electricity, heating, gas).
· The tenant is responsible for minor repairs resulting from ordinary wear and tear, as well as damages caused by misuse or negligence by themselves or the people living with them.
Categories of repairs and responsibilities
Wear-and-tear or age-related repairs — landlord’s responsibility
Includes repairs due to natural deterioration over time, such as:
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Boiler and major appliance repairs (fridge, washing machine)
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Plumbing or electrical installation issues
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Structural damp
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Blinds that stop working due to age
Minor repairs and regular maintenance — tenant’s responsibility
Includes small repairs resulting from daily use:
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Replacing bulbs or fluorescent tubes
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Fixing a leaking cistern (minor issues)
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Adjusting cabinet or drawer doors
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Repairing blind cords
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Unclogging sinks or drains (if not a structural problem)
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Replacing seals or small appliance parts
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Basic cleaning and maintenance
Repairs due to misuse or negligence — tenant’s responsibility
Damages caused by incorrect use or negligence:
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Broken sink due to accident
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Holes in walls without permission
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Mould from lack of ventilation (when demonstrable)
Repairs due to force majeure or unforeseeable causes — landlord’s responsibility
Damage from natural phenomena or uncontrollable external causes (floods, storms). The landlord usually has insurance to cover these situations.
Expert opinions and case law
Real estate portals and property managers such as Idealista or Simm Serveis Immobiliaris agree with this interpretation of the LAU. Case law establishes that, for example, the repair of large appliances is the landlord’s responsibility, but the replacement of small parts or cleaning filters falls to the tenant.
The key factor is the ability to prove the origin of the damage.
Practical tips to avoid conflict
· Clear contract: Include specific clauses on repairs, always in line with the LAU.
· Detailed inventory: Make an initial inventory with photos to document the condition of the flat and appliances.
· Communication: Report any incidents promptly and in writing.
· Common sense: Try to reach an amicable agreement in case of conflict; mediation or legal advice are options if necessary.
At Finques El Pallars, we help you
The LAU clearly defines responsibilities regarding repairs in rental properties in Barcelona, but good practices and communication between parties are essential to avoid conflicts and ensure stable cohabitation.
If you have questions about responsibilities in a rental, don’t hesitate to contact us. We offer personalised advice to ensure a transparent and fair relationship between landlords and tenants.
Would you like more information? Contact us for a professional consultation.
