Landlord Repairs in China: A Home Maintenance Guide for Foreign Renters

A leaking pipe, broken air conditioner, failed appliance, or mold patch can quickly turn into a dispute when the problem, cause, and payment agreement are unclear. Foreign renters in China can reduce that risk by making every repair traceable.

This guide provides a practical workflow, not legal advice. Lease wording, local rules, and the cause of damage matter, so seek qualified help for a serious dispute.

1. Make the apartment safe

For smoke, fire, a gas smell, sparking electricity, major flooding, falling material, or another immediate danger, move people away and contact the appropriate emergency or building service. China uses 119 for fire and 110 for police emergencies.

Do not attempt electrical, gas, structural, or other hazardous repairs yourself. Building management may control shutoff valves, utility rooms, elevators, or approved contractors.

2. Record the problem

Take wide and close photos or video, note the date and time, and describe what happened without guessing at the cause. Record affected furniture, walls, floors, or neighboring units.

If water is spreading, photograph the condition before and after reasonable steps to limit damage. Preserve relevant move-in photos from your Apartment Safety in China review.

3. Report it in writing

Message the landlord and agent through a channel that preserves the conversation. Include:

• apartment address and room;
• concise description;
• photos or video;
• whether utilities or neighbors are affected;
• immediate safety steps taken;
• times you can provide access; and
• a request for the responsible contact and expected response.

For building systems, copy or contact property management. Keep phone calls short and summarize the agreement afterward in writing.

4. Check the lease before authorizing work

Review clauses for repairs, appliances, normal wear, tenant-caused damage, property-management responsibilities, emergency access, notice, and reimbursement.

Before non-emergency work, ask who selects the contractor, approves the quote, pays upfront, receives the invoice, and owns any replacement item. Do not assume you can deduct costs from rent. Obtain written agreement or local professional advice first.

5. Manage access and completion

Confirm the worker’s name or company, arrival window, job scope, and whether the landlord or agent will attend. Protect passports, cash, devices, and other valuables.

At completion, test the repair safely, photograph the result, keep replaced-part or warranty details, and ask for an invoice or service record. Note any follow-up visit.

6. Prevent a deposit dispute

Create a repair folder containing the original report, landlord response, quote, payment evidence, invoice, completion photos, and confirmation that the issue is closed.

When leaving, compare the apartment with the move-in inventory and repair history. Our Moving Apartments in China guide covers the wider handover.

Repair checklist

• I dealt with immediate safety first.
• I documented the condition and affected property.
• I notified the landlord, agent, and management as relevant.
• I checked the lease.
• Responsibility, scope, contractor, and payment are in writing.
• Access is scheduled and valuables are protected.
• I tested and photographed the completed repair.
• I saved invoices and warranty information.
• The landlord acknowledged closure.

Official sources

• China Government: Emergency Numbers
• National Fire and Rescue Administration
• National Laws and Regulations Database

Repair responsibility depends on the contract, facts, and local law. Confirm disputed obligations with the landlord, property manager, local housing service, or a qualified legal professional.