What to Do If Your Landlord Isn’t Making Repairs

A safe, livable home isn’t a luxury - it’s a legal right. Whether you rent an apartment, house, or condo, your landlord is required to keep the property in habitable condition. If your landlord is dragging their feet on repairs, here’s a step-by-step guide that applies across the United States (with some variation depending on your state or city).

1. Know Your Rights

Most states follow a principle called the “implied warranty of habitability”—this means your landlord must ensure the property is safe and livable.

This usually covers:

• Heat, hot water, and working plumbing
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• Electricity and safe wiring
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• Weatherproofing and structural safety
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• Pests or mold issues
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• Locks on exterior doors and windows

Even if your lease doesn’t mention repairs, these protections are typically built into state law.

2. Document the Problem

Good documentation is your best tool.

Start building a paper trail:

• Take photos or videos of the damage or issue.
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• Keep copies of texts, emails, and maintenance requests.
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• Log dates when you first reported the problem and any follow-up attempts.
  

This proof helps if you need to escalate the issue.

3. Submit a Written Request

Even if you’ve already called or texted, send a formal repair request in writing:

• Include the date, your address, and a clear description of the issue.
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• Give your landlord a reasonable deadline (often 7–14 days, unless it’s urgent).
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• Send it by email or certified mail so you have a receipt.
  

4. Check Local Timelines and Codes

Cities and states often set specific timelines for landlords to respond, especially for essential services like heat or water. Some local housing departments also publish safety codes. Check your city’s housing website to see if your situation qualifies as an emergency repair.

5. Involve Local Housing Authorities

If your landlord ignores you:

• File a complaint with your local code enforcement or housing department.
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• Schedule an inspection—inspectors can issue citations and deadlines for repairs.
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• Many cities have free mediation programs for landlords and tenants.
  

6. Explore Rent Remedies

If repairs still aren’t made, tenants in many states have legal options:

• Repair and Deduct: Pay for the repair yourself and deduct the cost from rent (rules vary widely).
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• Rent Withholding: Hold back rent until repairs are made (must follow strict legal steps).
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• Break Your Lease: If your home is unsafe and your landlord refuses to act, you may have grounds to leave without penalty.
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• Always check your state’s laws first or get legal advice before using these remedies—doing it incorrectly could put you at risk of eviction.
  

7. Get Legal Support

Free or low-cost help is often available:

• Legal Aid Societies and tenant advocacy groups
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• State Bar Association referrals
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• Tenants’ unions or local renters’ rights groups
  

8. Prevent Future Headaches

For your next lease:

• Request a move-in inspection checklist and keep photos.
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• Make sure your lease clearly states how to submit maintenance requests.
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• Keep a record of all communications with your landlord.
  

Key Takeaway

You don’t have to live with unsafe or unsanitary conditions. The law is on your side—if your landlord won’t make repairs, start with documentation, escalate through official channels, and get help if needed.