A tenant messages at 9:30 pm: “The washing machine stopped mid-cycle.” Then comes the question every owner wants answered fast – is this your bill, or theirs?
In Tbilisi rentals, repair responsibility is usually straightforward in principle and messy in practice. The principle is that the owner maintains the property and its core systems, while the tenant pays when their actions (or neglect) cause damage. The mess comes from gray areas: “wear and tear” vs “damage,” what counts as an appliance failure vs misuse, and how clearly the lease spells out the rules.
Below is a practical operator’s view of how to decide who pays, how to document it, and how to keep repair costs from eating your returns.
Who pays for repairs in Tbilisi rentals?
Most disputes come down to one question: did the item fail because it reached the end of its normal life, or because it was used improperly?
For most long-term residential rentals in Tbilisi, owners should expect to pay for repairs tied to the structure, the building systems, and age-related breakdowns. Tenants should expect to pay for damage they caused, plus small, routine consumables if the lease assigns them.
That’s the high-level. To run this like a business, you need a repeatable way to classify issues so you can respond quickly, keep the tenant cooperative, and protect the asset.
The cleanest dividing line: wear and tear vs damage
If you’re managing remotely, you want a rule that can survive language barriers, different expectations, and the fact that tenants often report the problem without context.
“Normal wear and tear” is the slow decline from ordinary use: paint scuffs, minor grout discoloration, a faucet that starts dripping after years, a washing machine pump that fails after heavy but normal use. Owners typically cover these because they are part of operating a rental.
“Damage” is harm beyond normal use: a broken door from slamming, a clogged drain from grease and wipes, a cracked cooktop from impact, mold growth from consistently failing to ventilate and report leaks, or pets scratching floors when pets weren’t allowed.
The trade-off is that tenants will describe almost anything as “normal,” and some owners will label anything expensive as “damage.” That’s why the next sections matter: you don’t win these situations with opinions – you win with documentation and clear lease language.
Repairs owners typically pay for
In Tbilisi apartments, the owner is generally on the hook for the things that keep the unit habitable and rentable. Even when a tenant is paying rent on time, a property that feels neglected becomes a vacancy risk – and vacancies are almost always more expensive than repairs.
Owners usually pay for plumbing issues that are not tenant-caused (pipe leaks, failing valves, worn-out mixers), electrical issues inside the unit (failed breakers, wiring faults), heating and hot water equipment failures, and major appliance breakdowns when the tenant didn’t misuse the appliance. If the unit is marketed “furnished,” the expectation is also higher: tenants reasonably assume core items will be kept functional.
Owners also commonly cover building-related problems that affect the unit, like roof leaks or rising damp, although coordinating that can involve the building management or HOA. From an operational standpoint, the tenant doesn’t care whose fault it is. They care that it gets fixed quickly. Speed protects your rent and your reputation.
Repairs tenants typically pay for
Tenants usually pay when the issue is directly caused by their behavior, their guests, or their failure to report a problem early.
Classic examples are broken glass, damaged doors and locks due to rough handling, burn marks on countertops, holes in walls, and stains beyond ordinary living. Clogs are a frequent battleground. If a drain is blocked by hair, wipes, grease, food buildup, or foreign objects, it’s commonly treated as tenant responsibility. The same logic often applies to lost keys, lockouts, or replacing remotes and access fobs.
Tenants may also be responsible for routine consumables if the lease puts them on the tenant: light bulbs, batteries for remotes, small filters, and sometimes minor adjustments like tightening a loose cabinet handle. The key word is “if.” If your lease doesn’t state it, you’re relying on goodwill.
The gray zone that creates conflict (and how to handle it)
Some issues sit right in the middle.
Appliances are the biggest example. A washing machine can fail from age, but it can also fail because tenants overload it, use the wrong detergent, or ignore early warning signs. An air conditioner can stop cooling because it’s old, but also because filters were never cleaned or windows were left open constantly in peak summer.
Here’s the practical approach we use when trying to keep outcomes predictable:
First, ask for evidence early. A short video of the issue, photos of any visible damage, and the exact error code (if any) can immediately tell you whether it’s likely misuse or normal failure.
Second, send a technician with a written diagnosis. If the technician notes misuse or non-compliance (for example, foreign objects, incorrect installation changes, or signs of impact), you have a basis to charge back to the tenant. If the diagnosis says “part failed due to wear,” it’s on the owner.
Third, keep the tenant in the loop. Tenants are far more cooperative when they feel the process is fair and transparent, especially expats and international tenants who may be comparing the experience to other countries.
Furnished vs unfurnished changes expectations
Tbilisi has a large furnished rental market. Furnished units command stronger rents, but they also create more “repair moments.”
If you rent furnished, plan for higher ongoing maintenance because you’re effectively operating a small inventory of assets inside the asset: appliances, furniture, electronics, curtains, and small fixtures.
In furnished units, we recommend treating most appliance failures as owner responsibility unless there’s clear evidence of misuse. Why? Because your upside is the premium rent and faster leasing. Your downside is increased maintenance coordination. If you try to push every borderline repair onto the tenant, you risk higher turnover and more vacancy days.
In unfurnished units, expectations are clearer and disputes usually shrink. Tenants bring their own appliances or furniture, and they naturally assume more responsibility for what they brought.
The lease is where you prevent 80% of disputes
If you want fewer late-night arguments, you need a lease that answers the big questions before anything breaks.
At minimum, your lease should state who pays for minor consumables, how quickly tenants must report leaks and malfunctioning equipment, what counts as misuse, and the process for approving non-urgent repairs. You also want language that limits tenants from hiring their own contractors without written approval, except in true emergencies. Otherwise, you’ll get surprise invoices and questionable workmanship.
Also clarify how costs get recovered. If a tenant is responsible, can you deduct from the deposit, invoice them, or add it to the next rent payment? The cleanest approach is a documented invoice supported by technician notes and photos.
A well-written lease doesn’t make you “strict.” It makes the relationship professional. Professional relationships last longer and cost less.
Documentation: the move-in report is your best friend
If you only do one thing to protect repair cost recovery, do this: start every tenancy with a photo-heavy condition report.
Take clear photos of floors, walls, ceilings, windows, appliances, bathrooms, and any existing scratches or chips. Record appliance serial numbers if practical. Then have the tenant confirm the condition on day one.
When something breaks later, you can compare “before” vs “after.” That’s how you prove damage, and it’s how you avoid charging a tenant unfairly for pre-existing wear. Both outcomes protect your income – one through recovery, the other through avoiding conflict and early move-outs.
Emergency repairs vs routine repairs
Owners sometimes hesitate to authorize a repair quickly because they want to confirm who pays first. That delay can turn a small issue into a major cost.
If there’s active water leakage, electrical burning smell, no heat in winter, or a safety/security issue, treat it as an emergency. Fix first, assign cost second. Stopping damage to the unit is always the priority.
For routine repairs, use a simple approval workflow. Agree on a spending threshold where management can proceed without bothering you for every small item, then require owner approval above that amount. That keeps operations moving while still protecting your budget.
How to protect returns without becoming “the difficult landlord”
If you want stable cash flow in Tbilisi, your goal is not to win repair arguments. It’s to keep the asset in good condition and keep good tenants renewing.
That means you should budget for maintenance as a normal operating expense, treat responsiveness as part of your tenant retention strategy, and reserve “charge the tenant” for clear, provable misuse. When you do charge back, do it calmly and with evidence.
Owners who run this well typically see fewer vacancies, fewer escalations, and less “tenant shopping” for a new apartment when the first inconvenience happens.
When you’re remote, the real risk is bad coordination
Most overseas owners don’t lose money because of the repair itself. They lose money because of delays, unclear responsibility, and poor vendor control.
A vendor who shows up late, does a temporary patch, or overcharges because nobody is supervising can easily cost more than the broken part ever would. That’s where local execution matters: someone who can inspect, translate, negotiate, and confirm completion with photos and a written update.
If you want the most hands-off version of this, a full-service team like Property Management Georgia can coordinate maintenance end-to-end, document causes, and apply consistent rules on charge-backs so repairs don’t become a recurring drain on your time and returns.
A practical rule to keep on your phone
When a repair request comes in, ask three questions before you decide who pays:
What failed, what likely caused it, and what happens if we wait 48 hours?
If it’s a core system or age-related failure, assume owner responsibility and fix it fast. If it’s clear tenant-caused damage, document it and charge it back. If it’s gray, get a technician diagnosis and keep communication tight.
The best rentals in Tbilisi aren’t the ones that never break. They’re the ones where problems get handled quickly, fairly, and in a way that keeps the unit performing month after month.
