The pump has gone. The toilet is leaking into the wall. The roof is letting water in and the landlord has stopped answering.
Before you spend your own money or start an argument, work out whose obligation it actually is — because the Tenancy Law of Lagos State 2011 divides this more clearly than most people realise.
The landlord's side — section 8
Subject to anything to the contrary in the agreement, the landlord shall:
- Effect repairs and maintain the external and common parts of the premises.
- Keep the premises insured against loss or damage.
- Not terminate or restrict a common facility or service for the use of the premises.
- Not disturb your quiet and peaceable enjoyment.
- Not seize any item or property of the tenant, or interfere with your access to your personal property.
- Pay all rates and charges stipulated by law as his.
So the structure, the roof, the external walls, the common areas and the shared services sit with him.
Your side — section 7
Subject to the agreement, the tenant shall:
- Pay the rent at the times and in the manner stated.
- Pay existing and future rates and charges not payable by the landlord by law.
- Keep the premises in good and tenantable repair, reasonable wear and tear excepted.
- Permit the landlord to view the premises at reasonable hours in the daytime, after previous written notice.
- Make no alterations or additions without written consent.
- Not assign or sublet any part without written consent.
- Notify the landlord where structural or substantial damage has occurred, as soon as practicable.
"Reasonable wear and tear excepted" is the phrase that decides most disputes. Faded paint after a year is wear. A door kicked off its hinges is damage. A tap that has simply worn out is wear; a tap snapped off is damage.
How to apply it to the usual cases
| Problem | Usually whose | Why |
|---|---|---|
| Leaking roof | Landlord | External part, section 8 |
| Damp in an external wall | Landlord | Structure, section 8 |
| Compound gate, shared generator, common lighting | Landlord | Common parts and facilities, section 8 |
| Blocked drain you caused | Tenant | Not wear and tear, section 7(3) |
| Worn tap washer, a bulb, a door handle | Tenant | Tenantable repair, section 7(3) |
| Failed borehole pump | Usually landlord | Installation serving the premises; check your agreement |
| Something you or a guest broke | Tenant | Damage, not wear |
Note "subject to any provision to the contrary in the tenancy agreement" appears at the head of both sections. Your written agreement can move these lines, which is exactly why you read it before signing.
Tired of agents? Deal directly with the person you will actually live with. Flatmate users can choose to verify with a government ID and a live selfie, so check for the badge before you reply to anyone. Download Flatmate free.
Report it properly, because that is the whole case
Section 7(7) puts a duty on you to notify the landlord of structural or substantial damage as soon as practicable. Do it in writing, always, even after a phone call.
"Following our conversation today, the pump is not working and there is water staining the wall in the second bedroom." Photograph it, dated. Keep the message.
This does three things at once: discharges your duty, starts the clock on his, and creates the evidence you will need if it worsens or if it is argued about at move-out.
If he simply will not act
Realistic options, in order of cost:
- Write again, referencing the first message and the section. Politely. Many landlords move when it becomes clear you are documenting.
- Check the service charge. If you pay one, section 10 entitles you to a separate receipt and a written account at least every six months of how that money was disbursed. If it is meant to cover maintenance, ask what it has maintained. This is an underused lever.
- Mediation. Free, and recognised by the Law itself at section 2(3) — the Citizens Mediation Centre and the Lagos Multi-Door Court House.
- Repair and claim. Possible, but get advice first and never do it silently. Notify in writing, give a reasonable deadline, keep every receipt, and do not assume you can simply deduct it from rent.
Two things not to do: do not withhold rent as leverage — it converts a repair dispute into an arrears dispute you are more likely to lose. And do not carry out alterations while fixing something: section 7(5) requires written consent for alterations or additions, and under section 6(2) only improvements made with previous written consent can be claimed as compensation on quitting.
One limit: section 1(3) exempts Apapa, Ikeja GRA, Ikoyi and Victoria Island, where your agreement governs instead.
If you share, agree who fronts a repair and how it is split before anything breaks — a small shared float removes the worst dynamic in shared housing. Set it up on roommates.
🛡️ Protect your money. Your rent should not move before you have seen the place. With SecurePay the payment partner holds your protected payment. Inspect before you authorise release; refunds follow your selected agreement policy. Get Flatmate free on iOS and Android.
This article explains general provisions of the Tenancy Law of Lagos State 2011. It is not legal advice and has not been through professional legal review. For a specific dispute, speak to a lawyer or the Lagos State Citizens Mediation Centre.
Research: September 2026. Advert examples describe prices collected then, not current availability. Confirm current charges, applicable rules and in-app payment terms before committing.