When disaster strikes in a rental home — like a burst pipe at 2 a.m. or a broken furnace in the dead of winter — tenants and landlords alike are often left scrambling.
Who’s responsible for what? What counts as an emergency? And how quickly does it need to be fixed?
In this blog, we break down exactly what BC tenancy law says about emergency repair rules — and why having a professional, responsive property management team in your corner makes all the difference.
What are the Emergency Repair Rules Under BC Tenancy Law?
According to the Residential Tenancy Act (RTA) of British Columbia, emergency repairs are issues that make a rental home uninhabitable or unsafe. Specifically, the RTA defines emergency repairs as:
- Major leaks in plumbing or flooding
- Heating failure in winter
- Lack of water or electricity (not due to tenant non-payment)
- Serious damage to doors, windows, or locks that compromise security
- Structural failures (like a collapsing ceiling or stairs)
- Anything that poses a health or safety risk if not addressed immediately
These are not minor inconveniences — they’re the kind of problems that can quickly spiral into property damage, liability issues, or serious tenant dissatisfaction if ignored.
See the official documentation from the Province of British Columbia: RTA Section 33.
Common Misunderstandings About Emergency Repairs
Many tenants and landlords misunderstand what counts as an emergency or what the proper process is. Let’s clarify a few things:
| ❌ Not Emergency Repairs | ✅ Emergency Repairs |
|---|---|
| A clogged kitchen sink | A sewage backup |
| A leaky faucet | A burst pipe |
| A noisy neighbour | A broken front door lock |
| Low water pressure | No running water |
| Drafty window | No heat in winter |
Sometimes, a tenant may believe an issue is urgent, but it doesn’t legally qualify.
Likewise, landlords may downplay a serious situation — and that can lead to legal claims or tribunal action.
In either case, both tenants and landlords should aim to work together amicably to avoid mutual distrust and distaste, which can lead to unfortunate actions like excessive demands or sudden eviction notices without warning.
Tenant Rights & Responsibilities for Emergency Repairs
Tenants aren’t powerless — but they also have responsibilities when it comes to emergency situations.
Tenants must:
- Notify the landlord (or emergency contact) as soon as possible about any urgent repair need
- Attempt contact using the provided communication method (e.g., emergency phone line, email, portal, etc.)
- Document all communication efforts and damage clearly, including photos and written reports
If the landlord doesn’t respond within a reasonable time, tenants may:
- Hire someone to make the repair only for what’s deemed an “emergency repair” under the Act
- Deduct the cost from future rent, but only if the repair was essential and handled properly
Important: Tenants must not cause the damage themselves through misuse or negligence. If they do, they may be responsible for the full cost, even in an emergency.
Landlord Responsibilities for Emergency Repairs
Under the Residential Tenancy Act, landlords must:
- Ensure the rental unit meets health, safety, and housing standards at all times.
- Act promptly when notified of an emergency repair. While the Act doesn’t provide a precise time limit, delays that prolong unsafe conditions could be seen as a breach of landlord duty.
- Maintain essential services, including heat, hot water, electricity, plumbing, and locks.
Landlords are also required to provide tenants with an emergency contact in writing — someone authorized to make decisions and arrange urgent repairs if the landlord is unavailable.
If a landlord ignores or delays a critical repair, they risk:
- Tenants arranging the repair themselves (and deducting from rent)
- Compensation claims through the Residential Tenancy Branch
- Damage to the property that could have been minimized
- Strained landlord-tenant relationships — or vacancy risk
Documentation & Process: What Both Parties Should Know
To protect both the tenant and landlord:
- Always communicate in writing when possible (texts or emails are fine)
- Take time-stamped photos before and after repairs
- Keep all receipts if you’re a tenant who had to pay for emergency work
- Use proper notice forms if repairs will require access to the unit (for landlords)
Why This Matters: Risk, Reputation, and Relationships
When emergency repairs are handled poorly, your risks go beyond the basic expenses that you’d expect:
- Landlords risk legal action, rent withholding, and greater damage to their property
- Tenants may face unsafe conditions or lose their ability to recover repair costs
- Both may end up in dispute resolution — something most people want to avoid
That’s why many BC tenants and landlords rely on a professional property management company to make sure that emergency repairs are dealt with swiftly, correctly, and legally.
If you’re a tenant, having a reliable point of contact gives you peace of mind when something goes wrong at 2 a.m.
Remember that tenancy laws can change over time. This blog was published in May 2025, and should not be considered as professional legal advice; just the latest at the time of publishing! We assume no responsibility for financial loss due to repair issues, unless you want to hire us in Kelowna or the Okanagan Valley!
Avoid the Emergency Chaos… Call in the Pros!
At Vantage West Property Management, we take emergency repairs seriously — because we’re landlords and property investors ourselves.
We know the sleepless nights that come from a tenant’s burst water line or furnace failure. And we’ve built the systems, response protocols, and vendor relationships to handle it fast, professionally, and by the book.
Whether you’re a landlord in Kelowna looking to protect your asset and reduce risk, or a tenant in the Okanagan Valley who just wants a safe, responsive place to call home, you can count on us for a 5-star experience that’s not just marketing fluff.
Our awards and glowing reviews are the result of consistent, competent service that puts people first — year after year.
Have questions or need support with your Okanagan rental property?
Contact Vantage West Property Management and experience real peace of mind.