Whose responsibility is it to replace light bulbs? Tenant or Landlord?

If you think it’s the tenant’s responsibility to change light bulbs in residential tenancies, think again.

Under Section 45 of the Residential Tenancies Act, it says the landlord is responsible and liable for costs incurred in maintaining the property and must replace any items that will expire over time

These include light bulbs, ovens, tap washers, water filters and spa pool pumps.

“Landlords historically are required to replace anything that wears out over time,” tenancy.co.nz legal expert Scotney Williams said.

“Usually tenants will replace their own, and the (Tenancy) Tribunal will even charge the tenant for light bulbs, but strictly speaking, it’s the landlord’s cost.”

Williams recommends that landlords supply tenants with dozen or so light bulbs for a yearlong tenancy.

However, this can become problematic if a landlord has expensive halogen light bulbs fitted throughout the house.

“Apart from being expensive, they’re curse to fit,” Williams says.

“What I would do is replace the halogen and change them for ordinary bulbs.”

Another issue, especially in villas with high ceilings, is that the tenant is unable to physically reach the light fitting to change the bulb.

But before you think about getting a ladder in the property for your tenants, Williams warns that you have to make sure your light bulbs are under a certain height – because it’s now a health and safety issue.

“There is no alternative than to get an electrician for light bulbs that are over 2.4 metres high,” he said.

“What you can’t do is that if they’re set up at three metres on vaulted ceilings of older houses it’s a health and safety issue and you have to get an electrician to do it.”

Failure to comply under the Health and Safety Act 2015, under these circumstances, can result in a fine up to $150,000.