| Scenario | What applies | Landlord's responsibility |
|---|---|---|
| Pipe leaks water into wall | Must be repaired immediately | Landlord pays in full |
| Pipe is rusty but watertight | Must be addressed before it gets worse | Landlord pays in full |
| Damage caused by tenant | Tenant may be liable for compensation | Depends on the cause |
| Pipe in wall behind wallpaper | Must still be repaired | Landlord pays in full |
Yes, a landlord must repair rusty pipes in a wall if they constitute a defect in the rental flat. The landlord is obliged to keep the rental flat in a condition suitable for living under Chapter 12, Section 1 of the Land Code (jordabalken). Rusty pipes that leak or pose a safety risk must be addressed immediately.
Must a landlord repair rusty pipes in a wall?
Yes. Rusty pipes in a wall are damage to the rental flat that the landlord must fix. It does not matter whether the pipe is hidden behind a wall or visible — if it does not function or poses a risk, it is the landlord's responsibility to repair it. This follows from the landlord's maintenance obligation under Chapter 12, Section 1 of the Land Code (jordabalken).
Rusty pipes can lead to water damage, dampness and mould growth. These problems reduce the quality of the rental flat and make it less suitable for living. Therefore, repair is not optional — it is a legal obligation.
What does the law say about the landlord's maintenance obligation?
The landlord must keep the rental flat in a condition suitable for living under Chapter 12, Section 1 of the Land Code (jordabalken). This means that all essential parts of the building, including pipe installations, must function. If a pipe is rusty and no longer watertight, it is a defect in the rental flat that the landlord must fix.
The tenant has the right to demand that the defect be remedied. If the landlord refuses or delays unreasonably, the tenant can:
- Request a rent reduction
- Carry out the repair themselves and deduct the cost from the rent
- Terminate the tenancy agreement
- Appeal to the Rent Tribunal (Hyresnämnden)
Rusty pipes in a wall — different scenarios
How do you report the problem?
-
Document the problem — Take photos or video of rusty pipes if they are visible. Note when you first noticed the problem.
-
Send a written notice — Email or letter to the landlord. Describe the problem clearly: where the pipe is located, what is wrong, and what damage it is causing.
-
Set a reasonable deadline — Ask the landlord to address the problem within a reasonable time. If it is urgent (water is leaking) you can demand immediate action.
-
Keep copies — Save all emails and letters. This is important if the dispute goes to the Rent Tribunal (Hyresnämnden).
-
Follow up — If the landlord does not act, send a reminder. Document every attempt to resolve the problem.
-
Contact the Rent Tribunal — If the landlord does not repair within a reasonable time, you can appeal to the Rent Tribunal (Hyresnämnden) to have the dispute resolved.
What does the repair cost?
The landlord always pays for the repair of rusty pipes. It is not the tenant's responsibility, regardless of how old the pipe is or how long you have lived in the rental flat.
If the pipe is part of the building's main installation (which it almost always is), it is entirely the landlord's cost. The landlord cannot pass this cost on to the tenant through a rent increase or special charge.
In some cases, the landlord may try to claim that the damage was caused by the tenant — for example, by hanging something heavy on the wall. But rusting is a natural process that depends on age and material, not on how the tenant uses the flat. It is difficult for the landlord to prove otherwise.
What do you do if the landlord refuses?
If the landlord ignores your notice or says you must pay yourself, you have several options:
Rent reduction — You can demand that the rent be lowered as long as the problem is not fixed. The rent reduction corresponds to how much the rental flat is impaired.
Self-repair — In some cases you are allowed to repair the problem yourself and deduct the cost from the rent. This is called a right to compensation and requires that the landlord has had a reasonable time to address the problem.
Rent Tribunal — You can bring a case before the Rent Tribunal (Hyresnämnden) to force the landlord to repair. The Rent Tribunal (Hyresnämnden) is free and quick.
Solicitor — In larger disputes you can hire a solicitor, but often the Rent Tribunal (Hyresnämnden) is sufficient.
Frequently asked questions
Can the landlord say that rusty pipes are normal wear and tear? No. Rusty pipes that are no longer watertight are a defect in the rental flat, not normal wear and tear. The landlord must address it.
Must I pay for the repair if the pipe is old? No. The age of the pipe does not matter. The landlord is obliged to keep the rental flat in a condition suitable for living, regardless of how old the installations are.
How long does the landlord have to repair it? It depends on the severity. If the pipe is leaking it must be addressed immediately — within days. If it is only rusty but watertight, a reasonable deadline is appropriate.
Can I terminate the tenancy agreement because of rusty pipes? Yes, if the problem is serious and the landlord does not address it. However, you must first give the landlord a reasonable time, and document everything.
Related articles
Read more about the landlord's obligations and your rights:
- Must a landlord pay for repair of white goods?
- Can a landlord enter your rental flat without asking?
- Can a landlord refuse decorations on the walls?
This text is general information about rental flats and does not replace legal advice. In case of disputes, you are advised to contact the Rent Tribunal (Hyresnämnden) or a solicitor.
