Landlord's Maintenance and Repair Obligations — Karnataka

Landlord maintenance obligations in Karnataka are set by Chapter VII of the Karnataka Rent Act, 1999 — specifically §§47, 48 and 49, read with Schedule V (Part A landlord, Part B tenant) and §8 (maintenance charges). The Karnataka Rent (Amendment) Act, 2025 (Act 7 of 2026, gazetted 8 January 2026) touched §§53–55 penalties only; §§47–49 and Schedule V are unchanged since 2001.

• Core duty — §47(1): The landlord must keep the premises in "good and tenantable repairs" for Part A items — structural elements, roof, external plumbing, electrical mains, and common areas — subject to any contrary written contract.
• Self-repair remedy — §47(2): If the landlord fails to carry out repairs within 3 months of the tenant's written notice, the tenant may apply to the Rent Controller for permission to self-repair and deduct the cost from rent. The first proviso caps any one year's deduction at 50% of the annual rent; the second proviso allows any unrecovered balance to be recovered in subsequent years at not more than 25% of one month's rent. Under §47(3), this self-help remedy is excluded if the premises were uninhabitable when let and accepted as such, or became uninhabitable due to the tenant's acts.
• Tenant-side repairs — §48: The tenant is responsible for Part B repairs (minor wear, fittings, internal whitewashing). The landlord may apply to the Controller if the tenant defaults after 2 months' written notice.
• Essential services — §49: Under §49(1), the landlord cannot cut off or withhold water, electricity, passage or staircase lighting, conservancy, or sanitary services without just cause. §49(3) empowers the Controller to pass an interim ex parte restoration order. §49(5) allows compensation of up to ₹50 against vexatious complaints or wrongful withholding.
• Timelines — §25(4): Hearings must start within 7 days of filing and disposal is to be within 30 days for essential-service applications.
• Maintenance and amenity charges — §8: The tenant pays maintenance charges at 10% of rent under §8(1)(b), and amenity charges are capped at 15% of rent under §8(1)(a). The landlord cannot layer additional service charges outside this scheme.
• Jurisdiction — §50: The Act ousts regular Civil Court jurisdiction on matters the Controller or Court under the Act can decide — repair, essential-service and deposit disputes must be brought under the Rent Act, not as civil suits.
• Worked example: A Bengaluru tenant pays ₹25,000/month; the ceiling leaks and bathroom plumbing fails (both Part A). The tenant serves written notice on 1 April 2026; the landlord does nothing. On 1 July 2026 the 3-month bar under §47(2) expires. The tenant applies to the Rent Controller and is permitted ₹60,000 in repairs. Annual rent is ₹3,00,000, so the year-one ceiling is ₹1,50,000 — the full ₹60,000 is recoverable. The tenant continues paying the 10% maintenance charge (₹2,500/month) under §8 throughout.