§ 2-10. You can require the landlord to repair defects at their own expense
If there is a defect (mangel) in the home (bolig), you can require the landlord (utleier) to repair it at their own expense. If the landlord does not repair it within a reasonable time, you can have it fixed yourself and claim the costs.
Machine-translated from Norwegian. The Norwegian text is the one that applies. Read the original in Norwegian.Norsk English العربية Polski Українська
The text of the law (unofficial translation)
The tenant (leier) may require the landlord to repair, at the landlord's own expense, a defect in the rented premises (husrom) or the accessories, if this can be done without unreasonable cost or inconvenience to the landlord.
If the tenant wishes to assert a defect, the landlord is entitled to repair the defect if repair (retting) can be done without significant inconvenience to the tenant, and the tenant does not otherwise have a special reason to oppose repair.
Repair shall be carried out within a reasonable time after a demand for it has been made.
If the landlord does not fulfil the obligation to repair the defect, the tenant may claim compensation (erstatning) for the tenant's reasonable expenses in having the defect repaired. If the repair involves work, the tenant may claim reasonable remuneration for it.
What does this mean?
The right to repair of the defect is your most important practical right as a tenant. It means you do not have to live with a fault in the home — you can require the landlord to fix it.
What can you require to be repaired? Anything that is a defect under §§ 2-2 to 2-5 — that is, faults that were there when you moved in and that the landlord is responsible for. Typical examples: water leaks, broken heating, damp, defective windows, non-working appliances that came with the home.
The landlord's right to carry out the repair. Repair is not only your right — it is also the landlord's. If you have discovered a defect and given notice of it, the landlord is entitled to come and repair it themselves, rather than you arranging it and sending the bill. This applies as long as the repair can be done without significant inconvenience to you.
The deadline. The landlord must repair within a reasonable time. What is reasonable? It depends on how serious it is. A broken water heater in the middle of winter: a few days. A cosmetic problem: a few weeks. It is a good idea to set a specific deadline in your message.
The landlord does not repair? Then you can have it fixed yourself and claim the costs. Remember: you must choose reasonable solutions — not the most expensive tradesperson you can find. If in doubt, get two quotes.
Examples
Marius discovers that the hot water tank is not working. He emails the landlord and demands repair within five working days. The landlord does not reply. After five days, Marius books a plumber, who replaces the tank for NOK 8,500. Marius sends the invoice to the landlord and demands that the amount be covered.
Sara discovers a crack in the wall and wants to replace it with a completely new ceiling instead. The landlord offers to fill and paint it. Sara cannot refuse this if it repairs the defect — the right to repair belongs to the landlord, not the tenant. She cannot demand more than what is actually needed to repair the fault.
Common mistakes
- Fixing things yourself without notifying the landlord first. You then risk the landlord not accepting the bill — he was entitled to carry out the repair himself.
- Accepting that "the landlord will look into it" without a clear deadline. Always set a specific deadline.
- Choosing the most expensive solution and thinking the landlord will pay for everything. The costs must be reasonable.
What should you do?
If you discover a defect: send a written message to the landlord, describe the problem, and set a specific deadline for repair. If the deadline passes without anything being done, contact a tradesperson and keep all receipts. Then send your claim to the landlord in writing.
Frequently asked questions
Can I repaint myself and send the bill to the landlord?
- § 2-8Deadline for complaints about defects (reklamasjon)
- § 2-11Rent reduction (leieavslag) for defects
- § 2-13Compensation for defects