For residents
Who Pays for What: Repairs in Your Home
Redefining Real Estate with Care, Collaboration, and ExcellenceCalifornia law splits repair responsibility between the owner and the resident. Here is exactly where that line sits, scenario by scenario, and how billing actually works.
Reviewed by Wolfgang Croskey, Broker of Record, California DRE #01708438 | Last reviewed: September 2026
The Short Answer
California law splits repair responsibility three ways. The owner keeps the home habitable: working plumbing, heat, electricity, weatherproofing, and safe common areas (Civil Code 1941.1). Residents pay for damage beyond normal wear and tear caused by them, their household, or their guests, and they handle the everyday care the law and the lease assign them (Civil Code 1941.2): keeping the home clean and sanitary, disposing of trash, and using fixtures properly. Normal wear and tear from ordinary living is never charged to you.
Who pays, scenario by scenario
| What happened | Who pays | Why |
|---|---|---|
| The water heater stops working | The owner | Hot water is a habitability item under Civil Code 1941.1. |
| A window screen wears out from sun and weather | The owner | Normal wear and tear from ordinary use. |
| A guest cracks the bathroom sink | The resident | Damage caused by a resident or guest, beyond normal wear. |
| The garbage disposal jams on food it cannot handle | It depends | Mechanical failure is the owner’s; misuse (bones, grease, non-food items) is the resident’s. |
| HVAC filters and light bulbs need replacing | The resident | Everyday upkeep the lease assigns. See Lease Rules and Resident Responsibilities. |
| Drain clog from hair or objects | Usually the resident | Clogs from use are resident care; a failed pipe is the owner’s. |
| Mold from a leaking roof | The owner | The leak is a habitability repair; report it right away. |
| Mold where the bathroom fan was never used | It depends | If working ventilation simply was not used, that is everyday care (Civil Code 1941.2); a ventilation defect is the owner’s habitability repair. |
If your situation is not on this list, submit the request anyway. Never delay reporting a problem because you are unsure who pays: unreported problems get bigger, and delayed reporting can shift responsibility for the added damage.
How Billing Actually Works Here
- Every repair is photo-documented, so what happened and why is on record before any charge is discussed.
- Repairs above the owner’s approved threshold are pre-authorized before work begins.
- Routine requests are acknowledged within one business day; emergencies are handled same-day with 24-hour contact availability.
- Resident-caused damage is typically addressed at move-out through the security deposit process: an itemized statement within 21 calendar days, with receipts for deductions over $125, and never for normal wear and tear (Civil Code 1950.5). Larger mid-tenancy damage is billed per your lease terms.
- If a repair or change you need is connected to a disability accommodation or modification request, submit it through your resident portal or call (925) 336-3282; those requests follow their own process under fair housing law.
Frequently Asked Questions
The repair was not my fault. Will I be charged?
No. Charges apply only to damage beyond normal wear and tear caused by you, your household, or your guests. Mechanical failures, worn systems, and habitability repairs are the owner’s responsibility.
Can I just fix it myself or hire my own handyman?
Submit the request first. Repairs on the owner’s side must go through our vetted vendors so the work is documented, and California contractor licensing law limits what an unlicensed person may repair at all. Unauthorized repairs can leave you responsible for the result.
What counts as normal wear and tear?
The gradual change that comes from ordinary living: faded paint, worn carpet in walkways, small nail holes, loose door handles from regular use. Damage is different: stains, burns, breaks, holes, and anything caused by misuse or neglect.
Who pays for a plumber if the clog was already forming when I moved in?
That is what the move-in condition report is for. Issues documented at move-in are not charged to you; this is why completing your move-in inspection within the 72-hour window matters.
What if I disagree with a charge?
Reply through the portal with your evidence (photos, dates, the move-in report). Every charge is tied to documentation, and documentation reviews are how disputes get resolved.