What can I do if my landlord won't make repairs?
Start with a written notice
Send your landlord a dated letter or email listing each repair needed and a reasonable deadline (often 14–30 days). Keep a copy. This creates a paper trail and is required before many legal remedies.
If the repair is an emergency (no heat, no water, gas leak), call immediately and follow up in writing. Landlords usually must respond within 24–48 hours for emergencies.
Legal remedies you might use
Common remedies include withholding rent (put it in an escrow account), paying for the repair and deducting the cost from rent, suing for damages, or moving out without penalty. Each has strict rules—some states require you to give notice and a specific waiting period first.
You can also report code violations to your city or county housing inspector. They can order the landlord to fix the problem and fine them if they don't. In some areas, tenants can form a union to negotiate repairs collectively.
- Rent withholding (with proper notice and escrow)
- Repair and deduct (if cost is under a legal limit)
- Sue for rent reduction or damages
- Report to code enforcement
- Move out early without penalty (constructive eviction)
- Call local legal aid for help
Protection from retaliation
It's illegal in most states for a landlord to retaliate—like evicting you or raising rent—because you complained about repairs. If that happens, document everything and tell a lawyer or tenant advocate.
If you withhold rent or deduct repair costs, follow your state's rules exactly. Otherwise, you could be evicted for nonpayment. When in doubt, talk to a local tenant rights group before acting.
Common mistakes
- Withholding rent without following state rules—this can lead to eviction.
- Making repairs yourself and deducting the cost without checking if your state allows it.
- Not putting repair requests in writing—verbal complaints are hard to prove later.
