Repairs in a Rented Property in Morocco: Rules & Obligations (2026)

When you let a property in Morocco, one question causes more friction than almost any other: who pays for repairs, the landlord or the tenant? Get it wrong and you risk disputes, a damaged relationship and, ultimately, a loss in the value of your asset. This 2026 guide sets out the rules and obligations for repairs in a rented property under Moroccan law, the procedure to follow, and the practices that keep a tenancy running smoothly. All amounts are given in Moroccan dirhams (MAD) with an indicative US-dollar equivalent (approximate basis of 10 MAD to 1 USD).

Drawing on more than 25 years of expertise, Armonia Solutions, a concierge and rental-management company operating between Marrakech and Agadir, this article is written for British and international owners who let property in Morocco. It is informational and does not replace advice from a Moroccan lawyer or notary.

Key figures and the split of responsibilities (2026)

Before getting into detail, here is the headline split that Moroccan law and custom apply to a residential letting. Keep it in mind whenever a repair question arises.

This division is not arbitrary: it follows the logic that the owner guarantees a habitable, structurally sound property, while the tenant looks after day-to-day use. If you are weighing the responsibilities of ownership against simply renting, our guide on buying or renting after 50 in Morocco puts these trade-offs in context.

The legal framework: Law No. 67-12

Residential lettings in Morocco are governed primarily by Law No. 67-12, which organises the relationship between landlords and tenants. The principle is straightforward: the landlord must deliver and maintain a property fit to live in, while the tenant must use it reasonably and carry out routine upkeep. The official text is published by the General Secretariat of the Government (SGG, sgg.gov.ma).

The law also frames the procedure when one party fails in its duties: written notice, a reasonable deadline to act, and, if needed, recourse to the court. Understanding this chain matters, because acting in the right order protects your position if a dispute ever escalates.

Major repairs: the landlord’s charge

The owner is responsible for major repairs, anything affecting the structure, the roof, load-bearing walls, foundations, the main plumbing and electrical systems, and anything that affects habitability or safety. A leak from an embedded pipe, a failing main electrical board, or a structural crack all fall on the landlord. So does deterioration linked simply to the passage of time: normal wear and tear is never charged to the tenant.

The practical takeaway is that a landlord should budget for these events rather than be surprised by them. A reserve set aside each year turns an alarming bill into a planned expense, a point the simulator below helps you quantify.

Tenant repairs: the tenant’s charge

The tenant handles small repairs and routine maintenance: replacing a worn tap seal, touching up interior paint, maintaining locks, keeping fittings clean and functional. The guiding test is causation and scale. A worn seal from everyday use is the tenant’s; a burst embedded pipe is the landlord’s. A windowpane broken through negligence is the tenant’s; paint that has simply faded after years is the landlord’s. The table below illustrates how the same symptom can land on either side depending on its origin.

What to do if the landlord is slow to act

If an owner delays a repair that is clearly their responsibility, the tenant cannot simply stop paying rent or carry out the work and deduct it on a whim. The correct sequence is to send a written formal notice (mise en demeure) setting a reasonable deadline. If the landlord still fails to act, the tenant may ask the court for authorisation to have part of the work done and deducted from the rent. This judicial step is what protects both parties from arbitrary decisions, and it is also why a responsive landlord almost always comes out ahead.

Works during the tenancy: access and notice

A landlord retains the right to carry out necessary works during the lease, but cannot simply turn up. Reasonable advance notice and coordination with the tenant are expected, and urgent safety works are treated differently from cosmetic improvements. Agreeing access windows in writing, and respecting the tenant’s quiet enjoyment of the home, prevents most conflicts before they begin.

Illustrative example (simulation)

Exemple illustratif (simulation), indicative figures, not a real client case. A British landlord lets an apartment in Marrakech. Damp appears on a bedroom ceiling, traced to an embedded pipe, a major repair on the owner’s account. The quote comes to 18,000 MAD (about $1,800). The landlord acts quickly: cost contained, tenant reassured, lease preserved.

Now imagine the opposite. The owner ignores the reports for months. The damp spreads into the wall, the quote climbs to 45,000 MAD (about $4,500), and the tenant, after formal notice, obtains court authorisation to carry out part of the work and deduct it from the rent. Inaction cost more and damaged the relationship. The lesson is the golden rule of rental management: a small problem treated early beats a large problem suffered late.

Simulator: your annual repair provision

How much should a landlord set aside each year for repairs? A common approach is to reserve a percentage of the property’s value, adjusted for its age and condition. Enter your figures below for an indicative annual and monthly provision, shown in MAD and US dollars.

Repairs and tax: what a landlord can deduct (2026)

Repairs are not only a legal matter, they have a tax dimension too. In Morocco, certain maintenance and repair costs borne by the landlord can be taken into account when computing taxable rental income, provided they are backed by proper invoices. Keeping every quote, invoice and proof of payment is therefore a profitable habit that can meaningfully reduce the owner’s taxable base. It is important, however, to distinguish routine maintenance, generally deductible, from improvement or extension works, which often follow an investment and value-enhancement logic. For owners focused on optimising returns, our guide to the tax advantages of property investment in Morocco goes further. We recommend classifying expenses as soon as they are incurred, so you can present the authorities with a clear file.

Preventing disputes: the inventory and the value of proof

The single most effective protection against repair disputes is a detailed inventory of condition (état des lieux) signed at move-in and move-out, ideally with dated photographs. It establishes the baseline against which any later deterioration is judged, separating tenant-caused damage from normal wear. Without it, arguments become a matter of one word against another; with it, responsibility is usually obvious.

Works in co-ownership: private and common areas

In an apartment building, the line between private lots and common areas matters. Works inside the unit follow the landlord-tenant split described above, while works on the structure, roof, shared plumbing or façade fall to the co-ownership and its syndic. A landlord should know which budget a given repair belongs to before commissioning anything, and should factor co-ownership charges into the annual provision.

The special case of short-term rental

For furnished short-term lets, the Airbnb model that Armonia Solutions manages daily in Marrakech, Agadir and Taghazout, the wear cycle is faster and small repairs more frequent. Responsive maintenance is not just a legal duty but a commercial one: a single broken fixture can trigger a poor review. Building a slightly larger repair reserve and a trusted local network of tradespeople is the practical answer.

Insurance: an essential safety net

Landlord insurance, and where relevant the building’s policy, can cover water damage, fire and certain liabilities, turning a heavy repair bill into a manageable excess. Review the scope of cover and the exclusions before a problem arises, and keep policy documents alongside your repair file.

Best practices and common mistakes

Experience on the ground points to a handful of habits that separate smooth tenancies from troubled ones. The good practices are simple: respond quickly to reported problems, even small ones; always work from written quotes and keep every invoice; give the tenant genuine, documented notice before any visit; and treat the annual repair provision as non-negotiable rather than optional. A landlord who answers a leak within days almost never ends up in front of a judge.

The recurring mistakes mirror those virtues. The most expensive is delay, ignoring early signs of damp or a failing installation until a modest repair becomes a major one, as the illustrative example above shows. Others include charging the tenant for normal wear and tear, entering the property without notice, skipping the inventory of condition at move-in, paying tradespeople in cash with no invoice (which forfeits both the tax deduction and the proof), and confusing a private-lot repair with one that belongs to the co-ownership. Each of these turns a manageable situation into a dispute, and disputes cost far more than the repair ever would.

Practical tools: the landlord’s checklist

To keep a letting compliant and calm, run through a short checklist at each stage of the tenancy. At move-in, sign a detailed inventory of condition with dated photographs, hand over working keys and note the state of every installation. During the tenancy, log each reported issue with its date, obtain at least one written quote for anything substantial, confirm the responsibility split before commissioning work, and keep the repair file and invoices together. At move-out, repeat the inventory, compare it against the entry version, and distinguish normal wear, your charge, from tenant-caused damage. Reviewing your annual provision once a year, and topping up the reserve after any major works, completes the cycle. A landlord who treats these steps as routine rarely faces a surprise, and is always ready if a question of responsibility arises.

Repairs the Moroccan way: culture, courtesy and timing

For a British or international owner, managing repairs in Morocco rewards a little cultural fluency. Relationships often matter as much as contracts: a respected building caretaker or syndic, a tradesperson recommended by a neighbour, and a courteous, in-person conversation frequently resolve issues faster than a formal letter. Hospitality runs deep, and a landlord who treats a tenant’s home with respect, giving real notice, scheduling noisy works considerately, and avoiding sensitive periods such as the daytime hours of Ramadan, earns goodwill that pays back in cooperation. Punctuality on quotes can be flexible, so confirm timelines in writing while keeping the tone warm. This blend of clear documentation and genuine courtesy is, in our experience, the most reliable way to keep a Moroccan tenancy both compliant and harmonious.

FAQ, Repairs in a rented property in Morocco

Who pays for a leaking embedded pipe? The landlord. It is a major repair affecting the main installation.

Who repairs a worn tap seal? The tenant, as part of routine upkeep.

Can a tenant stop paying rent if a repair is not done? No. They must send written formal notice and, if needed, obtain court authorisation before deducting any cost from the rent.

Can the landlord enter to carry out works? Yes, for necessary works, but with reasonable advance notice and coordination, except in genuine emergencies.

Who pays for faded interior paint after several years? The landlord, this is normal wear and tear, not tenant damage.

Is a written inventory of condition mandatory? It is strongly advisable. It is the key evidence for separating wear from damage at move-out.

Are repair costs tax-deductible? Certain maintenance and repair costs can be deducted from taxable rental income if backed by proper invoices; improvement works follow a different logic.

Who handles repairs to the roof or facade in a building? The co-ownership and its syndic, since these are common areas, not the individual landlord alone.

How much should I set aside each year? A common guide is 0.8% to 2% of the property value depending on age and condition, use the simulator above for your figure.

Does insurance cover repairs? Landlord and building policies can cover water damage, fire and some liabilities; check scope and exclusions in advance.

Conclusion

Repairs in a Moroccan rental need not be a source of conflict. Know the split between landlord and tenant, follow the legal procedure, document everything with a proper inventory, and set aside a sensible annual provision. Do that, and most issues are resolved before they escalate, preserving both your property’s value and a good relationship with your tenant. If you would rather hand the whole cycle, maintenance, tradespeople, inventories and tenant relations, to a local team, Armonia Solutions manages exactly this for owners across Marrakech, Agadir and Taghazout. Get in touch to discuss your property.

Sources

General Secretariat of the Government (SGG), official publication of Law No. 67-12, sgg.gov.ma. Additional guidance based on Moroccan rental-management practice, Armonia Solutions (more than 25 years of expertise).