Emergency Repairs: What BC Landlords Must Fix Right Away

If you’re renting a home or apartment in British Columbia, knowing when your landlord is required to step in for urgent fixes can make all the difference to your comfort and safety. Emergency repairs aren’t just minor annoyances: they can threaten your well-being and even make your rental unit uninhabitable if not addressed. This article will guide you through which emergencies demand immediate landlord action, your rights under BC law, and how to secure timely repairs for your home.

What Counts as an Emergency Repair in British Columbia?

An emergency repair is a problem that seriously affects your health or safety or the property. According to the Residential Tenancy Act^[1], examples include:

• No heat during winter (if you have accessible heating in your tenancy agreement)
• Major water leaks or burst pipes
• Broken doors or locks that threaten security
• Electrical problems causing loss of essential power
• Sewer backups or floods making the unit unlivable
• Any issue putting health, safety, or the property at serious risk

Minor repairs and ongoing maintenance, like squeaky doors or a dripping tap, are not emergencies and follow a different process.

Your Landlord’s Obligations

Your landlord must make sure your rental is safe and livable at all times. If an emergency arises, they must address it "as soon as reasonably possible." This is a strict obligation—waiting for days or weeks is not acceptable when your safety is at stake. For more on your rights and responsibilities, see Tenant Rights in British Columbia.

Typical Emergency Examples

• Broken heating system during a cold snap
• Smoke or carbon monoxide alarms not working
• Flooding from severe leaks
• Broken windows after a break-in

What Should Tenants Do When an Emergency Happens?

If you discover an urgent repair issue, act quickly:

• Contact your landlord or property manager by phone and, if possible, in writing (text or email). Keep records of all communication.
• Provide a clear description of the problem, when it started, and why you believe it’s an emergency.
• Take photos or videos if safe to do so. Documentation helps if there are disputes later.

If your landlord does not respond or refuses to make the repair:

• You may arrange the repair yourself only if you’ve made reasonable efforts to contact your landlord. BC law allows tenants in this rare situation to use the necessary tradespeople and request reimbursement—with strict limits.
• Keep all receipts and records, and inform your landlord as soon as reasonable after the work is done.

For a deeper look at who handles which types of repairs, read Emergency Situations and Repairs: Tenant Rights and Responsibilities. Also, see our guide on Health and Safety Issues Every Tenant Should Know When Renting for more about your home’s essential safety standards.

Required Form: Application for Dispute Resolution (RTB-12)

• Form Name/Number: Application for Dispute Resolution (RTB-12)
• When to Use: If your landlord fails to handle emergency repairs promptly, you may file this form with the Residential Tenancy Branch (RTB), BC’s housing dispute authority.
• How to Use: Complete the form, describe the emergency, attach any evidence (photos, messages), and request an order for repairs or reimbursement.
• Official link: Application for Dispute Resolution (online and PDF)

How Quickly Must Emergency Repairs Be Addressed?

Repairs must be handled “as soon as reasonably possible.” This often means within 24 hours for serious issues, though specific timing depends on the nature of the emergency. For life-threatening conditions (like no heat in freezing weather or a failed lock on your door), immediate action is expected.

If Repairs Are Not Made Promptly

• Gather evidence of your requests (texts, emails, photos, videos)
• File an Application for Dispute Resolution with the RTB if no response
• Only arrange repairs yourself if you’ve made sincere efforts to contact your landlord first

Tenants should never be penalized for requesting emergency repairs. For more information on tenant-landlord repair responsibilities, see the BC government's official repairs page.

Prevention: What Landlords and Tenants Can Do

Regular inspections and clear communication about maintenance can prevent many emergencies. Promptly reporting small issues, like leaks or flickering lights, can stop them from becoming urgent. Both parties should have up-to-date emergency contact information.

FAQ: Emergency Repairs in BC Rentals

1. What is considered an emergency repair in BC?
   Emergencies include anything that threatens your safety or makes your home unlivable, like no heat, major leaks, power outages, or broken locks.
2. Can I arrange my own repairs if my landlord doesn’t respond?
   Yes—but only if you’ve tried contacting your landlord first and it’s truly urgent. Save all receipts and contact the RTB if unsure.
3. Does my landlord have to repay me for emergency repairs I’ve paid for?
   Usually, yes, provided you followed the rules for giving notice and used reasonable service providers. If they refuse, you can apply to the RTB for reimbursement.
4. How do I file a dispute if my landlord won’t handle an emergency?
   Use the Application for Dispute Resolution (RTB-12) through the Residential Tenancy Branch for a ruling.
5. Where can I get help understanding my tenant rights?
   Check resources on Tenant Rights in British Columbia and the BC government’s Residential Tenancy Branch site.

Key Takeaways for BC Tenants

• Emergency repairs are urgent issues affecting health, safety, or property
• Landlords must act as soon as possible—prompt reporting and documentation are essential
• You have the right to safe, livable housing and avenues for dispute resolution if your landlord fails to act

Staying informed helps you protect your rental rights and safety. For more helpful information, you can Browse apartments for rent in Canada on Canada's best rental listings platform.

Need Help? Resources for Tenants

• Residential Tenancy Branch (RTB) – main source for forms, dispute resolution, and tenant help
• Tenants Resource and Advisory Centre (TRAC): https://tenants.bc.ca/
• Official guide: BC Government Repairs and Maintenance
• Read more on Tenant Rights in British Columbia

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1. Residential Tenancy Act (British Columbia)
2. Residential Tenancy Branch (RTB)

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