Exactly five categories: (1) major leaks in pipes or the roof, (2) damaged or blocked water/sewer pipes or plumbing fixtures, (3) the primary heating system, (4) defective locks giving access to the unit, and (5) the electrical systems. The repair must also be urgent and necessary for health, safety, or preservation of the property. All three criteria must be met — not just one.

Generally no. A broken fridge does not fall within the five s.33 categories. No hot water may qualify only if caused by a blocked or damaged plumbing fixture — if the water heater simply failed, it is typically treated as urgent rather than a legal emergency. Either way, respond within 24–48 hours to avoid a compensation claim for spoiled food or reasonable out-of-pocket costs.

Under RTA s.33, before arranging an emergency repair and seeking reimbursement, the tenant must make at least two phone calls to your designated emergency number and allow a reasonable time after each attempt. If you respond to either call, you keep full control of the repair. The tenant must also give you written receipts and an account of costs, and reimbursement is limited to a reasonable cost for the work.

The RTA does not set a fixed dollar cap. The standard is reasonable cost — the tenant should obtain fair-market pricing and cannot claim inflated amounts. You can dispute the cost if they did not compare prices. Every amount claimed must be supported by a receipt and a written account.

No — except where s.33 is satisfied and they are deducting a specific reimbursement amount with receipts. Otherwise the tenant must keep paying and apply to the RTB for a repair order, rent reduction, or compensation (Module 13). Unilateral withholding can lead to a notice to end tenancy for non-payment.

You still have a duty to maintain habitable conditions under s.32. Fix the problem to restore habitability, document the tenant's responsibility clearly, then pursue the cost through a deposit claim or RTB dispute. Do not delay the repair while the cost dispute is unresolved.

You're responsible for the initial repair, but additional damage caused by the failure to report may shift to the tenant under Policy Guideline 5 (Duty to Minimize Loss). Both parties must take reasonable steps to reduce further damage. Document when you became aware versus when the tenant first knew.

Written reporting is strongly advised and increasingly expected — by email, text, or letter. It protects both parties: a written report creates a timestamp, clarifies the issue, and eliminates "I never knew" disputes. Encourage tenants to follow up any phone call with a short written message, and put the expectation in your welcome package.

For one or two properties, a dedicated email address and a simple spreadsheet work fine. For larger portfolios, software like Buildium or TenantCloud saves time and creates automatic audit trails. The key is consistency — every request documented, every response timestamped.

You must have a backup emergency contact — always. "I was on vacation" is not a defence at the RTB. If the tenant makes two unsuccessful attempts to reach your emergency number, they satisfy the s.33 procedure and may arrange the repair at your cost. Make sure the number is always answered and your backup has authority to act.

Only for true s.33 emergencies — after two phone attempts to your emergency number and a reasonable wait. For all other repairs, you select and manage the contractor. A tenant who skips the procedure outside a valid s.33 emergency cannot claim reimbursement.

Yes. A tenant applying for a repair order may also apply for a rent reduction reflecting the period the unit was not fully habitable. The RTB can order both a repair timeline and a retroactive reduction covering the delay. Responding quickly and documenting your efforts is your best protection.

It clarifies the division of maintenance responsibilities under s.32 — what landlords must handle (heating, plumbing, electricity, walls, floors, locks, smoke detectors, pest control, painting at reasonable intervals) and what tenants must handle (garbage, minor mould, carpet upkeep, light bulbs, damage they or their guests cause). Tenancy agreements cannot override these responsibilities.

It sets out the duty to minimize loss — both parties must take reasonable steps to prevent further damage once a problem is known. If a tenant knows about a leak and says nothing for weeks while damage worsens, the additional cost may shift to them. Document when each party became aware of the problem.

Treat it as a life-safety situation first: the tenant should leave the unit and call FortisBC (1-800-663-9911) or 911 immediately. Whether it fits a s.33 category depends on the source, but do not let the legal classification slow you down — respond immediately regardless. An unaddressed gas leak exposes you to catastrophic liability.

Yes — your s.32 duty applies regardless of strata ownership. But some repairs (building envelope, common areas) are the strata's responsibility under the Strata Property Act. You remain the tenant's point of contact: tell them clearly which repairs come to you and which go to the strata, file strata requests on their behalf where needed, and follow up.

The minimum set: (1) the tenant's original written request with date and time, (2) your written acknowledgment with triage level and next step, (3) the contractor invoice or quote, (4) before-and-after photos, (5) completion confirmation to the tenant. Keep it for the tenancy plus at least two years — and for major repairs (roof, electrical, plumbing), for the life of the property.

Serious mould is generally a landlord responsibility under Policy Guideline 1, because it usually stems from envelope failures, plumbing leaks, or inadequate ventilation — things you control. Minor mould on windowsills, tubs, and showers from condensation is tenant upkeep. Respond promptly to any report, find the source, and document. Mould that develops because you delayed can lead to health-related compensation claims.

Yes. Under Policy Guideline 1 and the BC Building Code, where smoke alarms are present or required, the landlord must install and maintain them in good working order — including annual inspection, testing, and battery replacement at least annually (see Module 10's move-in step). This is a legal requirement, not optional maintenance.

Under s.32 and Policy Guideline 1: maintaining reasonable health, cleanliness, and sanitary standards; taking out garbage, compost, and recycling; dealing with minor mould on windowsills, tubs, and showers; keeping carpets reasonably clean; changing light bulbs; and repairing damage beyond reasonable wear and tear caused by them, their guests, or pets. Policy Guideline 40's useful-life table (Module 11) helps allocate cost fairly when tenant damage is involved.