When rental disputes happen, many people immediately think:
“Does this mean going to court?”
But in reality, many rental disputes never even reach the lawsuit stage.
Issues such as unpaid rent, security deposit disputes, early lease termination, refusing to move out after the lease expires, property damage, or even situations where both sides are becoming increasingly emotional or argumentative may often be handled through mediation first.
After all, going to court usually costs more than just money. It also consumes a huge amount of time, energy, and emotional stress.
What many people also do not realize is that Taiwan not only has mediation systems through township and district offices, but local governments also now provide specialized and free rental dispute mediation mechanisms.
Before rushing into litigation, many disputes may simply need both parties to sit down and talk.
What Does the Law Say?
The Township and County-Administered City Mediation Act, Article 15, Paragraph 3:
“The mediation date referred to in the preceding paragraph shall be scheduled within fifteen days from the date the application is accepted or the case is transferred. However, where a party applies for postponement, the period may be extended by ten days.”
✨ Plain Explanation: Mediation is not something that drags on indefinitely after filing an application.
In principle, once the mediation committee accepts the application, it must arrange a mediation session within 15 days. Even if an extension is requested, the extension may only be up to 10 additional days.
⚖️ Legal Source: Township and County-Administered City Mediation Act Article 15 – Law.moj.gov.tw
The Township and County-Administered City Mediation Act, Article 19, Paragraph 2:
“Mediation proceedings shall not be open to the public, unless otherwise agreed by the parties.”
✨ Plain Explanation: Mediation is different from a public court hearing.
Because mediation sessions are generally private, many people feel more comfortable discussing the dispute openly without worrying about public exposure.
⚖️ Legal Source: Township and County-Administered City Mediation Act Article 19 – Law.moj.gov.tw
The Township and County-Administered City Mediation Act, Article 20:
“Where a party fails to appear on the mediation date without justifiable reason, the mediation shall be deemed unsuccessful. However, if the mediation committee believes there remains a possibility of successful mediation, another mediation date may be scheduled.”
✨ Plain Explanation: One of the biggest characteristics of mediation is that participation generally cannot be forced.
If one side refuses to appear, the mediation will usually be considered unsuccessful. However, if the mediator believes both sides may still be willing to negotiate, another session may still be arranged.
⚖️ Legal Source: Township and County-Administered City Mediation Act Article 20 – Law.moj.gov.tw
Rental Housing Market Development and Regulation Act, Article 14, Paragraph 1:
“To establish sound rental housing relations, the competent authority may establish professional rental housing service systems, develop the rental housing service industry, study rental housing systems, and provide rental housing dispute resolution and consultation services.”
✨Plain Explanation: The government is not only involved after disputes happen.
The law itself already provides for systems and services related to rental dispute coordination, rental consultations, and professional rental housing services.
That is also why many local governments have gradually established specialized rental dispute mediation systems.
⚖️ Legal Source: Rental Housing Market Development and Regulation Act Article 14 – Law.moj.gov.tw
Rental Housing Market Development and Regulation Act, Article 16:
“For rental housing disputes, the lessor or lessee may apply to the municipality or county (city) government for mediation without paying mediation fees.”
✨ Plain Explanation: Taiwan now also has a more specialized dispute resolution system specifically for rental housing disputes.
In addition to township mediation committees, landlords and tenants may directly apply to local governments for rental dispute mediation — and the process is free of charge.
⚖️ Legal Source: Rental Housing Market Development and Regulation Act Article 16 – Law.moj.gov.tw
What Is Township or District Mediation?
Simply put, mediation involves neutral third-party mediators from township or district mediation committees helping both sides discuss the dispute and try to reach a mutually acceptable solution.
Many people imagine mediation as something extremely formal or intimidating, but in practice, most mediation sessions feel much more relaxed than court proceedings.
It is often more like:
“Let’s sit down and see whether a solution can be worked out.”
Rental disputes especially are often driven by misunderstandings, emotions, or different expectations.
Sometimes the issue is not that one side is entirely wrong, but simply that both sides have become stuck.
What Rental Disputes Are Suitable for Mediation?
Many rental disputes may first be handled through mediation.
Common examples include:
- Unpaid rent
- Security deposit disputes
- Early lease termination
- Refusal to move out after lease expiration
- Property or equipment damage
- Utility fee disputes
- Repair responsibility disputes
Some more serious conflicts involving altercations or physical confrontations may also qualify for mediation if they involve criminal offenses prosecutable only upon complaint.
However, once a case has already entered court proceedings and oral arguments in the first instance have concluded, mediation generally can no longer be requested.
Where Should Mediation Be Filed?
Many people assume:
“Can mediation applications be filed at any township office?”
Actually, no.
Mediation committees are divided according to administrative districts.
Jurisdiction is usually determined based on the other party’s residence.
For example:
- The landlord lives in Zhongshan District, Taipei City
- The tenant lives in Lingya District, Kaohsiung City
In civil rental disputes, the mediation application would generally be filed with the mediation committee where the tenant resides.
This is also why verifying names and addresses in the lease agreement is extremely important.
Without knowing where the other party lives, even sending mediation notices may become impossible.
What Happens During Mediation?
Many people become nervous when they first receive a mediation notice.
But the process is usually much simpler than expected.
Typically, the process involves:
- Checking in
- Identity verification
- Waiting to be called
- Entering the mediation room for discussion
In practice, it is also common for one side not to appear on time.
Usually, the committee will wait about 15 to 30 minutes and attempt to contact the absent party.
If the other side clearly refuses to participate or never arrives, the mediation may end as unsuccessful.
Another common question is:
“Can mediation sessions be recorded?”
Generally, recording is not recommended.
Most mediation rooms prohibit audio or video recording, and mediation proceedings are generally private by law.
Once parties choose mediation, the main focus should usually remain on resolving the dispute rather than collecting statements for future litigation.
Does Successful Mediation Have Legal Effect?
Yes — and the legal effect can actually be very significant.
Many people mistakenly think mediation is simply an informal discussion.
In reality, once mediation succeeds, the mediation committee prepares mediation records and later submits them to the court for approval.
Once approved by the court:
- Civil mediation has the same effect as a final civil judgment
- Monetary obligations may become directly enforceable
- The same dispute generally cannot be litigated again
In other words, mediation is not merely “talking things out.” It may produce legally binding results.
Specialized Rental Dispute Resolution Systems
In addition to township and district mediation committees, many local governments now also provide specialized rental dispute resolution systems.
And the most important point is:
💸 Free.
In the past, some real estate dispute resolution procedures required application fees costing several thousand New Taiwan Dollars.
Today, many residential rental dispute mediation systems no longer charge any fees.
For both landlords and tenants, it is often a worthwhile option to try before entering formal litigation.
♥️ Related Read: Why Should Landlords and Tenants Notarize a Lease in Taiwan?
♦️ Related Read: How to Get a Lease Notarized in Taiwan: What Landlords and Tenants Should Know
♣️ Related Read: How to Prevent Landlords or Tenants From Swapping or Altering Lease Agreements in Taiwan
♠️ Related Read: What’s the Difference Between a Landlord and a Rental Agent in Taiwan?
Conclusion
The truly difficult part of rental disputes is often not the law itself, but the situation where both sides remain deadlocked and neither side is willing to step back first.
One of the greatest values of mediation is that it creates an opportunity for both sides to talk before the conflict completely breaks down.
Of course, not every dispute can be resolved successfully through mediation.
But compared with immediately filing a lawsuit, mediation is often faster, less expensive, and more likely to preserve some room for compromise.
If a rental dispute ever occurs, besides gathering evidence and reviewing the lease agreement carefully, it is also worth remembering that mediation may still be an option before going to court.
