Repairs in a Spanish rental: what the landlord pays and what you pay
UpdatedRDL 29/2026 reform
Something breaks and the debate begins: whose job is this? Article 21 of Spanish rental law — the LAU — draws the line between what the landlord pays and what you pay. One note on words: the law calls the landlord «arrendador»; here we will just say landlord.
What changed
- New art. 21.5: you may formally require the repair in writing, attaching a reasonable quote, and the landlord has fifteen calendar days to respond.
- With no reply, or on an unjustified refusal, you may carry out the works and deduct their cost from future rents, provided the cost is reasonable and documented.
- In temporary homes, the landlord also covers small repairs and has five working days to respond (art. 21 bis).
In short
- The landlord must do every repair needed so the home stays habitable, and cannot raise your rent for it (art. 21.1).
- The small repairs from everyday wear and tear are yours (art. 21.4).
- In an ordinary rental, the landlord has fifteen calendar days to respond to a written request with a quote; in a temporary rental, five working days, and the landlord also covers small repairs (arts. 21.5 and 21 bis).
In this guide5 min read
Which repairs does the landlord pay for?
All of the ones needed to keep the home habitable: so you can go on living in it normally. And they cannot raise your rent for doing them (article 21.1 of the LAU).
There is one exception: whatever broke because of you. Article 21.1 excludes deterioration attributable to you as the tenant, under articles 1,563 and 1,564 of the Civil Code.
And there is a limit: if the home is destroyed for a cause not attributable to the landlord, their duty ends there.
Which repairs are on me?
The small ones. The ones caused by the normal wear and tear of using the home every day. Those are the tenant's (article 21.4).
Do I have to tell the landlord?
Yes. You must let them know as soon as possible that one of their repairs is needed. And you must let them or their technicians in to check the state of the home (article 21.3).
If it is urgent, that is different: you can fix it yourself, after notifying the landlord, to avoid imminent damage or serious inconvenience. And you can claim the cost back from them immediately (article 21.3).
What about works that cannot wait?
Sometimes conservation works cannot reasonably be postponed until the tenancy ends. In that case you must put up with them, even if they are very inconvenient or take away part of your home (article 21.2).
But if the works last more than twenty days, your rent must go down. It goes down in proportion to the part of the home you cannot use (article 21.2).
What if the landlord does not reply? New
If there is damage affecting the habitability, safety or healthiness of the home, you can formally require the repair in writing. Attach a reasonable quote for the works (article 21.5).
From the moment they receive your request, the landlord has fifteen calendar days to accept the quote, propose an alternative repair or do the repair directly.
Does that deadline pass with no reply? Or do they refuse without justification? Then you may carry out the necessary works yourself and deduct their cost from future rents. The cost must be reasonable, adequate to the damage being fixed, and documented.
What if my rental is temporary? New
The allocation changes in a temporary-home rental: the landlord is responsible both for keeping the home habitable and for small repairs caused by ordinary wear and tear. The allocation above does not apply (article 21 bis of the LAU).
You must notify them as soon as possible and they have a maximum of five working days to respond. If they do not, you may carry out the necessary repairs and claim the cost immediately or, after providing justification, deduct it from the following month's rent.
How do I request a repair?
In writing, as soon as possible. Say what broke, since when, and attach a reasonable quote. Keep a copy of everything you send.
Below you will find our repair-request letter template: fill in your details and copy or print it.
The law behind this guide
Article 21 of the LAU as cited in this guide is the one in Royal Decree-law 29/2026 of 6 October, in force since 8 October 2026. Like every royal decree-law, it is subject to validation by the Congress of Deputies within thirty days of its promulgation (article 86 of the Constitution).
Example
The boiler breaks in January: a €300 fix
- Written request with a reasonable quote
- €300
- The landlord's deadline to respond
- 15 days
- No reply: you deduct from future rents
- €300
Art. 21.5 of the LAU: fifteen calendar days; the cost must be reasonable and documented.
Frequently asked questions
The heating broke down — who fixes it?
If it is needed to keep the home habitable, it is the landlord's job. Unless you caused the damage yourself (art. 21.1). The small repairs from everyday wear and tear are yours (art. 21.4).
What counts as a “small repair”?
One required by wear and tear from the ordinary use of the home; those are the tenant's (art. 21.4). All other repairs needed for habitability fall to the landlord (art. 21).
Can I fix something urgent myself?
Yes. Notify the landlord first and do the repair yourself if it is urgent, to avoid imminent damage or serious inconvenience. Then you can claim the cost back from them immediately (art. 21.3).
What if the landlord does not reply to my report?
Formally require the repair in writing with a reasonable quote (art. 21.5): they have fifteen calendar days from receiving it to accept the quote, propose an alternative or do the repair. If the deadline passes with no reply, or they refuse without justification, you may carry out the works and deduct their cost from future rents, provided the cost is reasonable and documented.
There are works in the flat — do I have to put up with them?
If the conservation works cannot reasonably wait until the end of the tenancy, yes, even if they are inconvenient or take away part of your home (art. 21.2). If they last more than twenty days, the rent is reduced in proportion to the part you cannot use.
What do I do now?
Report it in writing as soon as possible
Say what broke and since when. Keep a copy of the message.
Get a reasonable quote
Have a professional price the repair and attach that quote to your request (art. 21.5).
No reply in 15 days? Act
If fifteen calendar days pass with no reply, use the letter below: you may carry out the works and deduct the documented cost from future rents.
Letters for this
Related guides
Look up your building on Pisopedia
Before you sign, see what the people who already lived there say: the landlord, the area and the rent they paid.