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Writer's pictureHouswit

Should Landlords Be Responsible for Cosmetic Repairs?

Leaking Faucet repair

When it comes to property maintenance, landlords often find themselves at a crossroads between essential repairs and cosmetic upgrades. While every state has its own regulations about what constitutes a "necessary" repair, the line between what's required and what's simply nice to have can be blurry. For landlords in Washington State, understanding the balance between maintaining rental property standards and controlling costs is crucial.

So, should landlords be responsible for cosmetic repairs? Let’s break it down.


What Are Cosmetic Repairs?



Cosmetic repairs generally refer to non-essential fixes that improve the appearance of a property without impacting its functionality. These include things like:

  • Painting walls

  • Replacing carpet that’s worn but not damaged

  • Updating outdated light fixtures

  • Improving landscaping and curb appeal

  • Minor drywall cracks or scuffs

While these changes may seem minor, they can greatly influence the way tenants feel about a space. However, cosmetic repairs are often at the bottom of the priority list, especially when compared to essential fixes like plumbing issues, electrical faults, or structural problems.


Washington State Law on Repairs



In Washington, landlord-tenant laws focus on ensuring properties are habitable—meaning they meet basic standards for safety, sanitation, and livability. According to the Residential Landlord-Tenant Act (RCW 59.18), landlords are required to:

  • Provide adequate heat, electricity, and running water

  • Maintain plumbing in good working condition

  • Ensure the structural components (roof, walls, foundation) are sound

  • Address infestations of pests

Notice that nowhere in the law are landlords explicitly required to make purely cosmetic changes. Landlords are only obligated to repair or replace items that impact the health and safety of tenants. Cosmetic upgrades are considered discretionary, and landlords typically make decisions about them based on their own priorities, budgets, and tenant requests.


The Tenant Perspective: Why Cosmetic Repairs Matter


From a tenant's point of view, cosmetic repairs can significantly improve the quality of life in a rental property. A fresh coat of paint, new carpet, or modern light fixtures can make a home feel more welcoming, even if these upgrades aren't strictly necessary.

Tenants often ask: if I’m paying rent, why shouldn’t I expect a well-maintained, aesthetically pleasing home?

That’s a fair question. Tenants invest in a living space, and they want to feel comfortable in it. While landlords are only legally required to fix major issues, investing in cosmetic repairs can reduce tenant turnover, increase tenant satisfaction, and even raise the property’s market value.


The Landlord Perspective: Balancing Costs with Benefits


For landlords, cosmetic repairs often fall into the "nice-to-have" category. They don’t necessarily increase rent prices, but they can eat into profit margins if done too frequently.

Many landlords choose to address cosmetic concerns only at turnover, using the gap between tenants to paint walls or upgrade fixtures. Doing this strategically—say, every few years—can freshen up the property without constantly incurring costs. In many cases, these repairs can be tax-deductible as part of property maintenance, making them more attractive for landlords willing to invest.

However, landlords also need to be mindful of Washington’s security deposit laws. If a tenant damages the property beyond normal wear and tear, landlords may deduct the cost of repairs from the tenant’s security deposit. That being said, general wear like faded paint or slightly worn carpet may not qualify for deductions under state law, so landlords might have to absorb these costs.


Should Landlords Embrace Cosmetic Repairs?


While not legally required, cosmetic repairs can serve as preventative maintenance. Regularly updating minor details in a property can prevent larger issues from arising, like mold growth due to poor paint quality or rotting decks that weren’t properly maintained.

Moreover, cosmetic repairs can help:

  1. Increase Property Value: Well-maintained and visually appealing properties tend to appraise higher.

  2. Attract Quality Tenants: Prospective tenants are more likely to rent properties that feel modern and well cared for.

  3. Retain Long-Term Tenants: Tenants who feel like their landlord is proactive about repairs are less likely to move out, reducing turnover and vacancy costs.

  4. Improve Neighbor Relations: Especially in multi-family or closely-packed communities, keeping a property looking good can reflect positively on neighbors and reduce potential complaints.


When Should You Say "Yes" to Cosmetic Repairs?


As a landlord, it’s wise to consider cosmetic repairs in these scenarios:

  • Tenant turnover: When tenants leave, taking the opportunity to repaint or replace carpets can make the property more attractive to new renters.

  • Long-term tenants: If a tenant has been renting for several years, small cosmetic upgrades can show appreciation and keep them satisfied.

  • Curb appeal: If a property’s exterior is starting to look tired, landscaping, painting, or even pressure washing can make a huge difference in perception and desirability.

  • Preventative maintenance: Sometimes, cosmetic repairs can prevent bigger, more expensive issues down the line. A worn-out carpet might not seem like a big deal, but if it causes tenants to trip or leads to health concerns, it could become a bigger problem.



While Washington State law doesn’t require landlords to make cosmetic repairs, the benefits of doing so can’t be ignored. Landlords must weigh the upfront costs against the potential for increased tenant satisfaction, higher property value, and reduced turnover.

At Houswit, we understand that staying on top of both essential and cosmetic maintenance is key to keeping your rental property in top shape. Whether it’s a leaky faucet or a fresh coat of paint, we’re here to help landlords make smart decisions about property upkeep. Want to discuss what repairs might be worth considering? Let us take the hassle out of maintenance!


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