For planned repairs, section 9 of Taiwan's mandatory residential lease terms requires the landlord to give reasonable advance notice. It also says a tenant may not refuse necessary steps to carry out the repairs without a proper reason. If you will be away, respond with arrangements you can agree to: who will enter, which part of the home they need and when the visit can take place.
This concerns an ordinary home rented for living in, for at least 30 days. The Rental Housing Market Development and Regulation Act, Articles 3–5, excludes leisure or tourism rentals; housing operated or managed by government or a specialist legal entity or institution it has established; housing operated or managed by cooperatives; and leases shorter than 30 days.
The repair and the proposed visit
A landlord must maintain the rented property in a condition suitable for its agreed use under Civil Code Article 423. Article 429 generally places repairs on the landlord unless the contract or custom provides otherwise. It also says a tenant cannot refuse necessary acts to preserve the property.
Section 9 of the residential lease terms makes the landlord responsible for repairs, subject to a different agreement, custom or damage attributable to the tenant. Before signing, section 11 requires the landlord to explain the items and scope of any repairs assigned to the tenant and obtain the tenant's confirmation; without that agreement and confirmation, the landlord is responsible. Check the lease and its repair schedule alongside the reported fault. If repair costs are disputed, record each party's position separately from the access arrangements. Mandatory lease terms, sections 9 and 11.
Ask what needs repairing and why entry is necessary. A request to inspect a bathroom pipe should identify the bathroom and any other area the contractor expects to need. If the extent of the work is uncertain, ask how further access will be discussed once the fault has been inspected.
Arrange access for the particular visit
Ask for a date and arrival window, an estimate of how long the work will take, and the names or business details of those attending. Confirm whether the landlord will accompany the contractor. If you agree to use of a retained key while you are away, state which visit that agreement covers and how you will be told when everyone has left.
You could propose being present, having someone you trust attend, or allowing an agreed visit while you are out. These are arrangements to discuss; your preferred arrangement does not automatically override the obligation to cooperate with necessary work.
In this illustrative example, a tenant agreeing to a scheduled kitchen repair might write:
I agree to you and the plumber entering on Tuesday between 2 and 4 p.m. to inspect and repair the pipe under the kitchen sink. Please confirm the plumber's name and whether access to any other room is expected. I will be away; please message me when you arrive and when the apartment has been locked after the visit.
Adapt the message to the arrangement you can accept. If photographs are needed, discuss which part of the fault or completed work should be photographed. Keep the agreed details and the landlord's reply together.
Check the lease's notice arrangements. Section 20 allows the parties to agree to email, SMS or written instant messages. After a telephone conversation, sending the details through the agreed channel gives both sides something to check. If you use a translation, keep the Chinese original and compare the date, time, rooms and people named in each version. Mandatory lease terms, section 20.
If the suggested time does not work
Explain the practical difficulty and offer a workable alternative promptly. Ask whether the fault is causing continuing damage and how soon it needs attention. Section 9 requires a reasonable period of advance notice; it does not set a fixed number of hours. Whether a refusal has a proper reason needs assessment in the circumstances. Being away does not, by itself, resolve that question. Mandatory lease terms, section 9.
If the proposed workers, rooms or timing change, ask the landlord to confirm the revised plan. A written reply can show both your concern and the access you offered, rather than leaving the exchange at an unexplained refusal.
If entry has already caused a dispute
Criminal Code Article 306 addresses entry into another person's home without justification (無故). A disagreement about a repair visit does not by itself establish that offence. The reason for entry, its necessity and what was agreed need to be examined before drawing a criminal conclusion.
Write down when you received notice, what access you agreed to, who entered and what work was done. Retain the lease, original messages and any photographs or work records you already have. If you seek Taiwan legal advice about the entry, include the full exchange and any proposed alternative appointments, so the assessment can address both the repair obligation and the disputed access.
Sources
- Ministry of the Interior: mandatory and prohibited terms for residential lease contracts, sections 9, 11 and 20.
- Rental Housing Market Development and Regulation Act, Articles 3–5.
- Civil Code, Article 423 and Article 429.
- Criminal Code, Article 306.
Sources checked on 3 October 2026.
This article provides general information and is not legal advice on any individual matter.
