Below is a detailed overview of landlord–tenant disputes over repairs in the Philippines, covering the legal framework, common obligations and liabilities of landlords and tenants, procedures for addressing disputes, and practical considerations. Note: The discussion provided is for general informational purposes only. For specific concerns, one should consult a qualified attorney or seek official government guidance.

1. Overview of Landlord–Tenant Relationships in the Philippines

In the Philippines, landlord–tenant relationships are generally governed by:

The Civil Code of the Philippines (primarily Articles 1642–1688, which deal with leases).
Republic Acts and other special laws (e.g., the Rent Control Act, most recently Republic Act No. 9653, extended by subsequent laws), which set certain restrictions on rent increases and tenant rights depending on the monthly rent threshold.
Local ordinances and regulations from local government units (LGUs), which may impose additional requirements or standards.
Contract stipulations, as the lease contract itself will outline the specific rights, obligations, and conditions agreed upon by the landlord (lessor) and the tenant (lessee).

When disputes arise over repairs, one must look to:

The Civil Code provisions on the obligations of the lessor and lessee with respect to maintaining the leased property.
Any relevant clauses in the lease agreement that may supplement the Civil Code.

2. Legal Framework for Repairs Under the Civil Code

2.1. Obligations of the Landlord (Lessor)

Under Article 1654 of the Civil Code, the lessor is obligated:

To deliver the thing (property) leased in a condition suitable for the purpose for which it is intended.
To make all the necessary repairs to keep the property in a suitable condition for its intended use, except those repairs which by stipulation or custom fall on the lessee (tenant).
To maintain the lessee in the peaceful and adequate enjoyment of the property for the entire duration of the lease.

In practical terms:

The landlord is responsible for “major repairs” required to keep the property habitable or to address structural issues such as roofing, walls, electrical wiring (beyond ordinary wear and tear), and plumbing—unless it is specifically stated otherwise in the contract.
The landlord must ensure that the property is initially handed over in good condition and remains reasonably fit for its intended use.

2.2. Obligations of the Tenant (Lessee)

Under Article 1657 of the Civil Code, the lessee is obligated:

To pay the price (rent) of the lease according to the terms agreed upon.
To use the property as a diligent father of a family, devoting it to the use stipulated in the contract. If no use is stipulated, then for the use that may be reasonably presumed from the nature of the property.
To pay for ordinary repairs caused by wear and tear due to the use of the property, unless stipulated otherwise in the lease contract.

In simpler terms:

The tenant bears the cost of “minor or ordinary repairs,” typically understood as those necessary from normal use and everyday wear and tear (e.g., replacing a broken doorknob or lightbulb, minor fixes to furniture if it came furnished, routine painting touch-ups if so specified).
The tenant is responsible for any damages they (or their guests) cause beyond ordinary wear and tear.

3. Distinguishing “Major” vs. “Minor” (Ordinary) Repairs

A central issue in many disputes is whether a given repair is the landlord’s or tenant’s responsibility. The general rule:

Major repairs (structural, large-scale plumbing/electrical, roofing, walls, foundation) are typically the landlord’s responsibility.
Minor or ordinary repairs (day-to-day wear and tear or small fixes) are typically the tenant’s responsibility.

However, disputes often arise over borderline cases—say, a leaky pipe or aging electrical outlet. In these instances:

Look first to the lease contract to see if the parties have clearly assigned responsibility for such repairs.
In the absence of a specific clause, a court or mediator would generally categorize the repair as either “ordinary” (tenant’s responsibility) or “major” (landlord’s responsibility), guided by the nature and extent of the damage, normal wear and tear, and the cost involved.

4. The Role of the Lease Contract

A written lease contract often supplements or modifies the default provisions of the Civil Code, so long as it does not contravene law, morals, or public policy. Typical clauses relevant to repairs include:

Maintenance Obligations: Explicitly stating who covers costs for plumbing, electrical, structural, or routine repairs.
Notices and Timelines: Procedures for how quickly the landlord must respond to repair requests or how the tenant must notify the landlord about needed repairs.
Right to Deduct Repair Costs from Rent: Some contracts explicitly allow the tenant to advance the cost of necessary repairs and then deduct the same from future rent, provided they give prior notice and submit proof of actual expenses.
Penalties for Delay: Some contracts impose penalties if a party fails to address repair issues within a given time.

5. Common Sources of Dispute and How to Address Them

Urgent Repairs
- If the landlord fails or refuses to conduct urgent repairs that affect habitability (e.g., large roof leaks, major electrical issues), the tenant may notify the landlord in writing.
- Should the landlord still not act, the tenant might be entitled—under certain interpretations of Civil Code provisions—to undertake the repair themselves and deduct the reasonable cost from the rent, but usually only after giving notice and a reasonable period to the landlord.
Ordinary vs. Major Repairs
- Disagreements often stem from whether a repair is “major” or “minor.” Carefully review the lease contract, if it addresses this distinction.
- If the contract is silent, the general principle is that repairs to structural or essential components are the landlord’s responsibility.
Wear and Tear vs. Tenant Negligence
- If damage arises from the tenant’s negligence (e.g., drilling holes in the walls causing extensive damage, a fire caused by improper use of appliances), the tenant typically bears responsibility for the repair costs.
- If it is due to normal wear and tear (e.g., an old faucet giving out after long usage), it is generally the landlord’s duty.
Refusal to Pay Rent Pending Repairs
- Tenants sometimes withhold rent until repairs are made. Legally, the tenant must proceed with caution. The general rule: rent is owed as agreed, unless a court or a valid lease provision allows the tenant to offset the costs of necessary repairs.
- Arbitrary withholding of rent may lead to eviction proceedings.
Rent Control Considerations
- Under the Rent Control Act (R.A. No. 9653), certain residential units with a monthly rent not exceeding a specified amount are subject to restrictions on rent increases. This Act does not directly regulate repairs but does shape the broader landlord–tenant relationship (e.g., limiting the ability of the landlord to raise rent to recoup the cost of repairs, unless otherwise allowed).

6. Resolution of Disputes

6.1. Amicable Settlement

The first recommended step in any landlord–tenant dispute is to seek amicable settlement or mediation:

Dialogue: Communicate promptly. Written communication (email or formal letter) is best to document requests and responses.
Mediation: Barangay conciliation (in compliance with the Katarungang Pambarangay Law) often applies before any court case can move forward. This is mandated for many civil disputes between parties in the same municipality.

6.2. Filing a Case in Court

Should informal resolution fail, parties may resort to legal action:

Small Claims Court: For monetary claims not exceeding the jurisdictional amount (currently up to Php 400,000 for small claims in the Philippines, but this is subject to changes by the Supreme Court). This is typically faster and does not require the assistance of an attorney.
Regular Courts: For higher-value disputes or for complex legal remedies (e.g., specific performance or injunction).

6.3. Government Agencies

While there is no single Philippine government agency dedicated solely to minor landlord–tenant repair disputes, the following bodies might be relevant:

Housing and Land Use Regulatory Board (HLURB), now succeeded by the Human Settlements Adjudication Commission (HSAC), which primarily deals with subdivision/condominium projects and developer-buyer disputes, but may sometimes hear lease-related issues in condominium settings under certain conditions.
Local Government Units: May have offices or local housing boards that provide mediation or information.

7. Practical Tips for Landlords and Tenants

Put Everything in Writing: A written lease is essential. It should clearly spell out who is responsible for which types of repairs.
Document the Property Condition: Prior to move-in and after move-out, take photographs or videos to establish baseline conditions and avoid disputes over damage or wear and tear.
Prompt Notice: Tenants must notify landlords immediately when repairs are needed, especially if the problem can worsen over time (e.g., water leaks).
Keep Receipts and Estimates: If you, as a tenant, must pay for repairs that are arguably the landlord’s responsibility, keep receipts and send copies to the landlord (in case you need to later deduct costs from rent or file a claim).
Follow Local Ordinances: Some LGUs have health or safety ordinances requiring minimum standards for rentals. Noncompliance could result in fines or penalties against the landlord.
Avoid “Self-Help” Evictions or Lockouts: If a tenant complains about needed repairs, the landlord cannot just cut off utilities or forcibly evict the tenant. Such actions are illegal and can expose the landlord to criminal and civil liability.
Seek Early Legal Advice: If the dispute escalates, consult a lawyer, a barangay official, or a professional mediator before relationships deteriorate further and the dispute becomes more costly to resolve.

8. Conclusion

Landlord–tenant disputes over repairs in the Philippines often revolve around the distinction between major and minor repairs, and the corresponding responsibility laid out by law and by the lease contract. The Civil Code provides the default rules: landlords must ensure the property remains habitable, and tenants must take care of day-to-day wear and tear. The Rent Control Act and various local ordinances also help shape this relationship.

The best way to avoid or resolve repair disputes is through clear contractual provisions, prompt communication, and a willingness to negotiate amicably. Where disputes cannot be settled informally, legal and quasi-judicial avenues—including barangay conciliation, small claims court, or the regular courts—are available. Parties are encouraged to seek qualified legal counsel or mediation assistance whenever necessary.