The Landlord's Flat Maintenance Checklist for Bangladesh

Most landlords in Bangladesh only think about maintenance when something breaks: a tenant calls at 11 pm because the kitchen pipe has burst, the lift stops between floors, or water starts dripping through the ceiling in the middle of the monsoon. By then the repair is expensive, the tenant is annoyed and your weekend is gone. A simple, written flat maintenance checklist changes that. Instead of reacting to emergencies, you check the right things at the right time and fix small problems while they are still cheap.

This guide gives you a complete, practical maintenance checklist built for Bangladeshi buildings: brick-and-concrete structures, overhead and underground water reservoirs, WASA or deep tube-well supply, DESCO, DPDC or Palli Bidyut connections, Titas or cylinder gas, generators, lifts and flat roofs that take a beating every rainy season. You will learn what to check monthly, quarterly and yearly, what to do before a new tenant moves in, how to budget for repairs, and how to keep records so that you are never guessing.

Why a Flat Maintenance Checklist Matters

A maintenance checklist is not about perfection. It is about consistency. Buildings in Dhaka, Chattogram and other cities age fast because of heat, humidity, heavy rain, dust, voltage fluctuations and the sheer number of people using shared facilities. Without a routine, the same issues keep returning: damp walls, blocked drains, rusted grills, loose switchboards and leaking cisterns.

Regular maintenance helps you in four concrete ways:

• Lower total cost. Replacing a Tk 300 washer today is cheaper than repairing a soaked ceiling and a neighbour's damaged furniture next month.
• Better tenants stay longer. Good tenants leave buildings where nothing gets fixed. Every vacancy costs you at least one month's rent plus the effort of finding someone new.
• Safety. Faulty wiring, gas leaks and neglected lifts are genuine risks to life. Fire incidents in Dhaka are often linked to electrical faults and gas problems.
• Higher rent and resale value. A well-kept flat justifies a fair rent increase at renewal and holds its value if you ever sell.

Who Is Responsible for What?

Before building your checklist, be clear about the split between landlord and tenant. In Bangladesh this is usually set by the rental agreement and local custom rather than a detailed rulebook, so write it down. The Premises Rent Control Act, 1991 (Bari Bhara Niyantran Ain) expects landlords to keep premises in a reasonably habitable condition, but the practical details should be in your agreement. See our rental agreement writing guide for how to phrase repair clauses.

If shared facilities are paid for through a monthly service charge, make it clear which items it covers. Our explainer on what a service charge in apartments includes goes into detail.

Monthly Maintenance Checklist

These are quick checks your caretaker (darwan or building manager) or you can do in under an hour for a small building.

Water and plumbing

• Check the overhead tank and underground reservoir for leaks, cracked lids and proper covers (open tanks invite mosquitoes and contamination).
• Listen to the water pump: unusual noise, overheating or frequent cycling signals a problem.
• Check the float switch or auto-controller so the tank does not overflow and waste electricity.
• Walk the stairwell and look for damp patches around pipe shafts.
• Clear roof drains and balcony outlets of plastic, leaves and dust.

Electricity

• Look at the main meter room: no loose wires, no water near panels, no rubbish stored inside.
• Check common area lights, stair lights and the gate light.
• Test the generator or IPS for a few minutes and check fuel/oil and battery water levels.
• Record sub-meter readings on the same date every month if you bill electricity per flat.

Common areas and security

• Stairs, landings and parking: clean, lit and free of stored items that block escape routes.
• Main gate lock, intercom or calling bell, CCTV recording (if installed).
• Fire extinguishers: pressure gauge in the green zone and not blocked.
• Garbage collection happening on schedule; no piles in the corner.

Quarterly Maintenance Checklist

Every three months, go a bit deeper. Plan these around rent collection days so you are already in the building.

• Drains and sewer line: open inspection chambers, remove silt and check the septic tank level if the building is not connected to a sewer line.
• Gas lines: smell test near risers and kitchen entry points; check that rubber hoses for cylinder users are not cracked. Report any leak to Titas or your gas provider immediately.
• Lift: service visit by the lift company, as per your maintenance contract. Keep the service log.
• Rooftop: check parapet walls, water tank supports, antenna and dish mounts, and any rooftop solar panels for loose fixings.
• Grills and windows: look for rust and loose welds, especially on balconies facing the road.
• Pest control: cockroaches and rats spread quickly between flats; one coordinated treatment for the whole building works far better than tenants treating individually.

Yearly Maintenance Checklist

Once a year, ideally in the dry season between November and March, schedule the bigger jobs.

Monsoon Preparation Checklist

The rainy season, roughly June to September, causes more tenant complaints than any other time of year. Start preparation in April or May.

1. Clear every roof drain, downpipe and balcony outlet. A single blocked outlet can flood a whole roof.
2. Re-seal cracks around the water tank base and parapet joints with suitable waterproofing material.
3. Check window frames and sliding window tracks for gaps where rain blows in.
4. If your area gets waterlogged, raise the pump motor, generator and main electrical panel above expected water level.
5. Keep sandbags or a small barrier for the ground floor entrance if your road floods.
6. Check that the underground reservoir lid is sealed so floodwater cannot enter.

Tip: Send tenants a short message before the monsoon: "Please keep balcony drains clear and report any leaks or damp patches immediately. Early reporting helps us fix problems before they spread." It costs nothing and catches issues early.

Pre-Summer Electrical and Load-Shedding Checklist

From March to June, electricity demand rises sharply with air conditioners and fans running all day. Overloaded wiring is a common cause of fires.

• Ask tenants what heavy appliances they use (ACs, geysers, induction cookers) and make sure the flat's wiring and breakers can handle them.
• Replace any MCBs that trip frequently or feel hot.
• Check that each AC has its own properly rated circuit.
• Service the generator and check the changeover switch.
• If tenants use IPS units, remind them to keep batteries ventilated and away from sleeping areas.

Move-In and Move-Out Maintenance Checklist

Turnover is the best time for maintenance because the flat is empty. Use it well. Our flat rent-out checklist covers the leasing side; here is the maintenance side.

Before a new tenant moves in

• Test every tap, shower, flush, geyser and drain. Fix drips and slow drains now.
• Test every switch, socket, fan and light. Replace broken switch plates.
• Check the main door lock and change the lock cylinder if the previous tenant kept any keys.
• Check kitchen gas burner connection and exhaust fan.
• Touch up paint where needed; repaint fully every two or three tenancies.
• Clean kitchen tiles, bathroom tiles and cabinets thoroughly.
• Take dated photos of every room for the condition record.

When a tenant moves out

• Walk through with the tenant using the move-in photos.
• List damage beyond normal wear and tear, with estimated costs, before deciding any deposit deduction.
• Take final sub-meter readings and settle utility dues.
• Collect all keys and access cards.

Budgeting for Maintenance

Many landlords treat all rent as spendable income, then struggle when a pump fails or the roof needs waterproofing. A better approach is to set aside a fixed share of rent every month in a separate maintenance fund.

A common rule of thumb is to reserve somewhere between 5% and 10% of gross rent for routine maintenance, and more for older buildings. This is a planning guideline, not a fixed rule; your actual needs depend on the building's age and condition.

For example (illustrative)

Suppose you own a six-unit building in Mirpur and each flat rents for Tk 18,000 per month.

• Monthly gross rent: 6 x Tk 18,000 = Tk 1,08,000
• Maintenance reserve at 8%: Tk 1,08,000 x 0.08 = Tk 8,640 per month
• Yearly reserve: Tk 8,640 x 12 = Tk 1,03,680

Now imagine the year's actual maintenance looks like this (illustrative figures): water tank cleaning twice at Tk 6,000 each (Tk 12,000), roof waterproofing touch-up Tk 35,000, pump motor rewinding Tk 9,000, electrical inspection and MCB replacements Tk 14,000, plumbing repairs across units Tk 18,000. Total: Tk 88,000. Your reserve of Tk 1,03,680 covers it with Tk 15,680 left over for next year. Without the reserve, the Tk 35,000 roof job would have come out of one month's income all at once.

Keeping Maintenance Records

Records turn maintenance from memory into a system. For every job, note:

• Date, flat or area, and who reported the issue
• What was done and by whom (plumber, electrician, contractor)
• Cost, how it was paid (cash, bKash, Nagad, bank) and the receipt
• Whether the cost is the landlord's, the tenant's or charged to the service charge fund
• Next due date for recurring tasks

A notebook works for one or two flats. Beyond that, a spreadsheet or rent management software is easier because you can filter by flat, see total spend per year and prove expenses when you calculate rental income for tax purposes. See our comparison of an Excel rent tracker vs rent management software if you are deciding between the two.

Handling Tenant Maintenance Requests

A clear request process stops small issues from turning into disputes.

1. One channel. Ask tenants to report issues through one channel (a dedicated WhatsApp number, a form or an app) rather than calling whoever they can reach.
2. Acknowledge fast. Even if you cannot fix it today, reply within a few hours with an expected timeline.
3. Prioritise. Gas leaks, electrical sparks, major water leaks and lift failures are same-day emergencies. A dripping tap can wait a few days.
4. Close the loop. After the fix, confirm with the tenant that it is working and record it.

Common Mistakes Landlords Make

• Waiting for complaints. Tenants often ignore slow leaks until the damage is obvious. Inspect proactively, with notice.
• Hiring the cheapest fundi every time. Poor plumbing and wiring work gets redone two or three times. Keep a small list of reliable, reasonably priced tradespeople.
• Ignoring the roof until it leaks. Waterproofing is far cheaper than repairing a top-floor flat and its furniture.
• No written split of responsibilities. Arguments over who pays for a blocked drain are avoidable with one clause in the agreement.
• Entering flats without notice. Always give reasonable notice (except in emergencies) and agree a time. It is the tenant's home.
• No records. Without records you cannot plan budgets, justify deposit deductions or show expenses to your tax adviser.
• Skipping safety items. Fire extinguishers, gas line checks and electrical inspections are not optional extras.

A Printable One-Page Summary

• Every month: tanks and pump, roof drains, common lights, meter room, generator test, sub-meter readings, fire extinguisher gauges, garbage.
• Every quarter: sewer chambers, gas line check, lift service, rooftop fixings, grills and windows, pest control.
• Every year: tank cleaning (ideally twice), roof waterproofing, full electrical inspection, exterior cracks, generator service, extinguisher refills, tax and utility review.
• Every turnover: full plumbing and electrical test, lock change, paint touch-up, deep clean, dated photos.

Final Thoughts

A flat maintenance checklist is one of the cheapest tools a landlord can have. It protects your building, keeps good tenants longer and turns surprise repair bills into planned, budgeted expenses. Start small: print the one-page summary above, pick a fixed day each month for checks, and open a separate maintenance fund this month.

If you manage several flats or buildings, tracking requests and costs on paper gets messy. Bariwala ERP lets tenants log maintenance requests, and records your expenses alongside rent income so you can see exactly what each building costs to run. Whether you use software or a notebook, the key is the same: check regularly, fix early and write it down.