When a toilet tank in a rental property breaks down, how should management staff respond? If the judgment on cost allocation is mistaken, the relationship of trust with both the owner and the tenant can be damaged. Systematically acquiring equipment knowledge and response workflows is a skill required of professional property management personnel.
What problems commonly occur with toilet tanks?
Before determining that it is a breakdown, first carry out the basic checks.
- Check whether there has been a power outage or a tripped breaker
- Check whether the power plug has come unplugged
- Check for a water outage and the main water valve
- Check for frozen pipes (in cold regions)
Four common trouble patterns
- The hand-washing faucet water will not stop: This is often caused by chain problems or deterioration of the float ball
- The tank does not fill with water: Deterioration or damage to the float valve or overflow pipe
- The lever does not return: Rust is the cause. In many cases, disassembly, cleaning, and lubricant will improve it
- Cracks or fractures in the tank: Because it is made of ceramic or resin, it can be damaged by impact. Replacement is recommended even if there is no leakage
What should management staff do first when they receive a report from a tenant?
1. Provide emergency instructions
If a water leak is confirmed, instruct the tenant to unplug the power cord, close the shutoff valve, and wipe up the water on the floor. Preventing further damage is the highest priority.
2. Check the lease agreement
Reviewing the lease agreement is essential when determining cost allocation. The property management company's response will differ depending on whether the landlord or the tenant is responsible.
3. Report to the landlord and arrange repairs
If the tenant arranges repairs at their own discretion, there is a possibility that the tenant will bear the cost even in cases where the landlord should have been responsible. Be sure to follow the formal arrangement process through the property management company.
Who bears the cost?
Cases where the landlord (owner) bears the cost
As a general rule, the landlord bears the cost if the toilet broke during normal use or if the cause is aging and deterioration.
Cases where the tenant bears the cost
If the tenant intentionally damaged it, disassembled it, or modified it, or if the tenant arranged repairs at their own discretion without consulting the landlord, the tenant will bear the cost.
Typical cost ranges
- Cracked toilet tank (replacement): 47,000-85,000 yen
- Parts replacement and adjustment: 6,000-10,000 yen
- Shutoff valve and drainpipe replacement: 6,000-15,000 yen
How to respond when repairs are not being addressed for the tenant
If repairs do not proceed even after reminders, under the Civil Code, when there are "urgent circumstances," the tenant may arrange a contractor on their own and bill the landlord for the repair costs. In addition, if problems caused by equipment failure continue to interfere with daily life, the tenant has the right to request a rent reduction. For management staff, it is important to understand these legal rules and be able to provide appropriate advice to owners based on them.
Related Reading
FAQ
- Q. If a tenant did not notice a water leak and left it unattended, how is responsibility determined?
- If the tenant did not make a prompt report after discovering it, the tenant may also be regarded as having been negligent. It is important to clearly state the obligation to report promptly in the lease agreement.
- Q. If a damaged toilet tank causes water leakage to the floor below, how is compensation handled?
- If the tenant is enrolled in personal liability insurance (a rider on fire insurance), compensation for damage to other residents will be covered. It is important to confirm insurance enrollment when the tenant moves in.
- Q. How should you respond to a tenant who cannot pay the repair costs?
- Consider responses such as confirming whether renters' liability insurance applies, negotiating installment payments, and contacting the rent guarantee company.
- Q. Are there any problems that the tenant can repair personally?
- Simple repairs, such as a misaligned chain or adjusting the position of the float valve, may in some cases be handled by the tenant. However, prior reporting to the landlord or property management company is essential.
