Moving in and out
What can I do if my landlord won't make repairs?
Updated By the Housing Rocket moderators
Short answer
Send a dated written request with a reasonable deadline, then escalate: ask your city or county housing or code enforcement office for an inspection, and look into the remedies your state allows. Don't just stop paying rent, because withholding rent without following your state's exact procedure can lead to eviction.
How serious the problem is matters. Landlords are generally required to keep rentals livable, which usually means working heat, hot and cold running water, safe electrical and plumbing, a weathertight structure and no serious pest infestation. A broken dishwasher is an inconvenience. No heat in winter is a habitability problem.
Escalation options, depending on your state:
- A code inspection. An inspector can cite the landlord and order repairs, which also creates an official record.
- Repair and deduct: some states let you pay for certain repairs and subtract the cost from rent, within limits and after proper notice.
- Rent escrow: some states let you pay rent to a court or escrow account until repairs are done.
- A rent reduction or damages through small claims for the time the problem went unfixed.
- Ending the lease if the unit becomes unlivable, in some states.
Many states protect tenants from retaliation, such as a sudden rent increase or eviction notice after a repair complaint. Keep every message. A local tenant union or legal aid office can tell you which remedies apply before you use one.
Want the whole picture? Read Renting Your First Apartment: Applications, Leases and Move-in Costs.