Reporting a fault in a rental apartment on Gotland

Have you discovered a fault or damage in your rental apartment on Gotland? Then you should report the fault to the landlord as soon as possible. The earlier you report, the greater the chance that the fault is fixed before it gets worse — and the easier it is to show that the damage was not caused by you.

This guide goes through what the landlord is obliged to fix, how to make a fault report, what to write, and what you can do if nothing happens. Everything is based on the Swedish Land Code (Jordabalken, 1970:994), which applies to all tenancies in Sweden, including Gotland.

What the landlord is obliged to fix

According to the Land Code, the landlord has the main responsibility for keeping the apartment in good condition during the tenancy. This means the landlord must carry out the repairs needed due to normal wear and tear through age and use. Examples of faults that the landlord usually must fix:

broken water or sewage pipes and leaking taps
faults in electricity, lighting or sockets belonging to the apartment
broken stove, fan or other fixed equipment included in the rent
damp or water damage in walls, floors or ceilings
broken windows, doors or locks that do not work as they should
problems with heating or ventilation
pests in the apartment

The landlord's responsibility applies as long as the fault was not caused by you or someone in your household acting negligently or carelessly. If you, for example, drop a heavy object on the floor and it breaks, that is not a fault the landlord must fix at their own expense.

How to make a fault report step by step

When you discover a fault in your rental apartment in Visby or elsewhere on Gotland, do this:

Describe the fault in as much detail as you can. What is broken, where is it, and when did you notice it? Is it, for example, a running toilet, a leak under the sink, or a window that cannot be closed?
Take photos if possible. A photo of the damage makes it easier for the landlord to assess what needs to be done, and it becomes documentation if you later disagree.
Check how the landlord wants you to report. Many landlords have a web form, an email address or a phone number for fault reports. It may also be stated in your tenancy agreement.
Submit the report in writing. An email or web form is best, because then you have proof that you reported the fault and when you did it. If you call instead, ask for written confirmation afterwards.
Save your report and any responses. Save the email thread, the receipt from the web form or the landlord's reply. You may need it later if the fault is not fixed.

If it is an urgent fault that poses an immediate risk — for example, a gushing water leak, a power outage in the whole building or a fire risk — you should contact the landlord immediately, also at evenings and weekends if the landlord has an emergency service.

What to write in the fault report

A good fault report contains the following:

your full name and address, including apartment number
a clear description of the fault and where it is
when you discovered the fault
whether the fault is urgent and why (for example, risk of water damage or personal injury)
how the landlord can reach you to come and inspect the fault
attached photos, if you have taken any

Example: "I rent the apartment at Stora Badhusgatan 12 in Visby. The kitchen sink is leaking under the cabinet, and water has collected on the floor. I discovered it last night. Water is still running slowly. I am home during the day and can let you in between 9 and 15. I attach two photos."

What happens after you have reported

When the landlord has received your report, they must assess the fault and decide what measures are needed. There is no statutory guarantee for exactly how quickly the landlord must be on site, but the landlord must act within a reasonable time. What is reasonable depends on how serious the fault is. A water leak requires faster action than a broken lamp.

If the landlord needs to enter the apartment to inspect or repair, you as a tenant have an obligation to give access to the extent necessary. Agree on a time that suits both of you.

If the repair means that the apartment cannot be used as normal for a longer period, you may in some cases be entitled to a rent reduction. This applies for example if an important room is unusable due to water damage that the landlord does not fix.

If the landlord does not fix the fault

If the landlord does not respond to your fault report or does not take action within a reasonable time, you have several options:

Remind the landlord in writing. Send a polite but firm reminder referring to your first report and the date it was sent.
Contact Hyresgästföreningen (the Swedish Tenants' Union). As a member you can get advice and support in the contact with the landlord. Hyresgästföreningen can also help you drive the matter forward if needed.
Turn to the rent tribunal (hyresnämnden). The rent tribunal tries disputes between landlords and tenants. If the landlord does not fulfill their obligations under the Land Code, you can apply for the tribunal to decide on measures or rent reduction.

If the fault is a defect in the apartment that the landlord is responsible for, and you have suffered damage because the landlord did not fix it, you may be entitled to compensation. Under the Swedish Land Code (Jordabalken) 12 kap 14 §, the tenant is entitled to compensation for damage if the landlord does not show that the obstacle to access was not due to their negligence.

Common mistakes to avoid

Waiting too long to report. A small fault can become a large and expensive problem if it is not fixed in time. Report as soon as you notice something.
Reporting only verbally without saving evidence. If you later disagree, it is difficult to prove that you reported the fault.
Trying to fix the fault yourself without asking the landlord. You must not carry out repairs that belong to the landlord's responsibility on your own, especially if it concerns electricity, water or load-bearing structures. If you do it and it goes wrong, you may be liable for damages.
Forgetting to give the landlord access. If you do not let in the landlord or a tradesperson, the repair may be delayed and in the worst case be seen as you not cooperating.

Questions and answers about fault reporting

Do I have to be a member of Hyresgästföreningen to make a fault report? No. All tenants have the right to report faults to their landlord, regardless of membership. However, membership in Hyresgästföreningen gives access to legal advice if the dispute escalates.

Who pays if I lose the key to the apartment? That is not a fault in the apartment that the landlord is responsible for. A lost key is a matter between you and the landlord, and the cost usually falls on you as the tenant.

Do the same rules apply if I rent a second-hand apartment? Yes, the Land Code also applies to second-hand contracts, but you turn first to your landlord (the one you rent from), who in turn is responsible to the property owner.

What counts as an urgent fault? Examples are water leaks, power outages, a broken stove during winter or something that poses a risk of personal injury. Contact the landlord immediately.

In short: make your fault report in writing, describe the fault clearly, take photos and save all contact with the landlord. Then you are in a stronger position if the fault is not fixed.

Sources: Swedish Land Code (Jordabalken, 1970:994) via the Riksdag, Hyresgästföreningen.

Reporting a fault in a rental apartment on Gotland: how to notify the landlord