5 maintenance issues tenants can fix themselves (and 5 that need a professional)

Knowing when to grab the toolbox and when to grab the phone

Maintenance is one of the most frequent sources of friction in rental properties. Tenants are sometimes unsure whether they should attempt a fix themselves or wait for the landlord to arrange a tradesperson. Landlords, on the other hand, can be frustrated by callouts for issues that take two minutes to resolve.

The Residential Tenancies Act 1986 is clear that landlords are responsible for maintaining the property in a reasonable state of repair. But that does not mean every minor issue requires a professional visit. Some problems are quick, safe, and straightforward for tenants to handle — while others absolutely require qualified tradespeople.

Here is a practical guide to help both tenants and landlords understand where the line sits.

5 issues tenants can safely fix themselves

1. A blocked drain

A slow-draining sink or shower is almost always caused by a build-up of hair, soap scum, or food debris. Before calling anyone, try these steps:

• Remove the drain cover and clear out any visible blockage by hand (wearing gloves).
• Use a plunger to dislodge the obstruction. A few firm plunges usually does the trick.
• Pour boiling water down the drain to clear grease build-up.

Avoid using chemical drain cleaners regularly, as they can corrode older pipes over time. If the blockage persists after these basic steps, or if multiple drains are affected at once, that is when it becomes a landlord issue — it likely indicates a deeper problem in the drainage system.

2. Resetting a tripped circuit breaker

If the power goes out in part of the house, the first thing to check is the switchboard. A tripped breaker will be in the "off" or middle position. Simply flick it back to "on."

If it trips again immediately, unplug the last appliance you were using — it may be faulty. If the breaker keeps tripping with nothing plugged in, stop there and report it to your landlord. Repeated tripping indicates a wiring fault that needs a registered electrician.

Never open the switchboard cover beyond the consumer unit panel, and never attempt to replace fuses or work on any wiring yourself.

3. Changing lightbulbs

This sounds obvious, but it is worth stating clearly: replacing a blown lightbulb is a tenant responsibility. The Residential Tenancies Act places the cost of replacing lightbulbs on the tenant, much like replacing batteries in a remote control.

When replacing bulbs, match the wattage and fitting type (bayonet or screw). LED bulbs are more expensive upfront but last significantly longer and use far less electricity — a worthwhile investment even in a rental.

If a light fitting itself is faulty (flickering after a new bulb, buzzing, or showing scorch marks), that is an electrical issue for the landlord to address.

4. Cleaning gutters

For single-storey properties where gutters are accessible from ground level or a low step ladder, clearing leaves and debris from gutters is a reasonable maintenance task. Blocked gutters can cause water damage to fascia boards, soffit, and even interior walls if left unattended.

Safety comes first, though. If the gutters are on a second storey, on a steep roof, or require climbing onto the roof itself, this is not a tenant job. Falls from height are one of New Zealand's most common causes of serious injury. Leave anything above single-storey gutter height to a professional.

5. A running toilet

A toilet that keeps running after flushing is usually caused by a worn flapper valve or a float that needs adjusting. Both are simple fixes:

• Lift the cistern lid and check whether the rubber flapper at the bottom is seating properly. If it is warped or worn, replacement flappers cost a few dollars from any hardware store and simply clip in.
• If the water level is too high, adjust the float arm or the fill valve so water stops before it reaches the overflow tube.

These are genuinely five-minute fixes that save a surprising amount of water. If the toilet is leaking at the base or the cistern itself is cracked, that is a landlord issue.

5 issues that need a professional

1. Electrical faults

Anything beyond resetting a tripped breaker or changing a lightbulb falls squarely into professional territory. This includes:

• Flickering lights across multiple rooms
• Warm or discoloured power outlets
• A burning smell near switches or outlets
• Any situation where you receive a shock from a fitting or appliance

Electrical work in New Zealand must be carried out by a registered electrician under the Electricity Act 1992. Tenants and landlords alike should never attempt electrical repairs. Report electrical faults to your landlord or property manager immediately — they are considered urgent maintenance.

2. Gas leaks

If you smell gas (a distinctive rotten egg odour added to natural gas and LPG for safety), do not attempt any investigation or repair. The correct steps are:

• Do not operate any switches, lights, or appliances.
• Open windows and doors if safe to do so.
• Leave the property immediately.
• Call the gas emergency number (0800 764 726 for natural gas) or 111 if you believe there is an immediate danger.
• Notify your landlord or property manager once you are safely outside.

Gas work must be carried out by a registered gasfitter. There are no exceptions to this rule, and the consequences of a gas leak handled incorrectly can be catastrophic.

3. Structural damage

Cracks in walls, sagging floors, doors that no longer close properly, or visible movement in the building's frame are all signs of potential structural issues. These can be caused by ground movement, moisture damage, or deterioration of framing timbers.

Structural problems are the landlord's responsibility and should be assessed by a qualified builder or structural engineer. Tenants should document any changes they notice (photos with dates are invaluable) and report them promptly. What looks like a minor cosmetic crack can sometimes indicate a more serious underlying issue.

4. Roof repairs

A leaking roof needs professional attention. Even if the leak seems minor — a small drip during heavy rain — the underlying damage may be extensive. Water ingress can cause timber rot, mould growth, and damage to insulation and electrical wiring.

Tenants should never go onto a roof to attempt repairs. Place a bucket to catch drips, move furniture and belongings away from the affected area, and notify your landlord straight away. Roof work should be carried out by a qualified roofer, and in many cases the landlord's insurance may cover storm damage.

5. Hot water cylinder issues

If there is no hot water, the cylinder is leaking, or the water temperature is fluctuating wildly, this needs professional diagnosis. Hot water cylinders operate at high temperatures and, in many cases, high pressure. They also involve either electrical or gas connections.

A registered plumber should handle all hot water cylinder repairs and replacements. For gas califonts or continuous flow systems, a registered gasfitter is required. Tenants should report hot water failures promptly, as they are generally classified as urgent repairs that landlords must address within a reasonable timeframe.

Clear communication makes all the difference

The key to handling maintenance well — whether you are a tenant or a landlord — is clear, timely communication. Tenants should feel comfortable reporting issues without fear of being seen as difficult, and landlords should respond promptly to legitimate maintenance requests.

Having a straightforward way to log and track maintenance requests helps both parties. Tools like keel make it easy to submit, categorise, and follow up on maintenance issues so that nothing falls through the cracks and there is a clear record of what was reported and when.

A quick summary

Tenants can handle: blocked drains, tripped breakers, lightbulbs, accessible gutters, and running toilets.

Call a professional for: electrical faults, gas leaks, structural damage, roof repairs, and hot water cylinder problems.

When in doubt, report it. A quick message to your landlord or property manager is always better than attempting a repair that could make things worse or put your safety at risk. And landlords — responding quickly and professionally to maintenance requests is one of the best ways to retain good tenants and protect the long-term value of your property.