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My Rental Needs Repairs: What Can I Do?

Read this in: Español

Author: Phil Storey

If your rental needs repairs or pest control, your landlord is responsible for getting them done. This page will help you understand your situation and figure out your next step.

What is my landlord required to do?

Your landlord must keep your home safe and healthy to live in. Your landlord is required to:

  • Make all repairs needed to keep your home fit and habitable.
  • Keep any shared areas, like hallways or laundry rooms, clean and safe.
  • Pay for pest treatment or extermination, unless you caused the infestation or waited too long to report it.

While your landlord must keep the home safe, you also have responsibilities.

Read more: Landlord and Renter Responsibilities

Who is responsible for repairs?

Your landlord is generally responsible for repairs to the property. If your landlord is not taking steps to fix a problem, there are things you can do. Read more below.

If you, your household, or your guest caused the damage or the pest infestation, you are responsible to fix it. There is often a disagreement over who caused a problem, which sometimes has to be decided by a judge.

What should I do first if I need repairs?

The first step to get repairs or pest control is always to tell your landlord about the conditions. You must tell them in writing, like a letter or an email. Keep a copy of everything you send. You might need this proof.

You must keep paying your rent while you wait for your landlord to fix the conditions. You cannot stop paying rent just because your landlord won't make repairs. If you do, your landlord can evict you.

Read more: How to Ask Your Landlord for Repairs

How long does my landlord have to fix things?

How quickly your landlord needs to act depends on how serious the problem is.

For emergencies: If you lose heat in a winter cold snap, there’s no running water, or you have a sewage problem, your landlord must fix it immediately. One or two days is a reasonable amount of time.

For most other problems: Your landlord must address things in a “reasonable” amount of time, usually about two weeks or up to a month. 

What if my landlord still won't make repairs?

If your landlord does not fix the problem within a reasonable time after your written request, the law can help you. Which legal option you choose will depend on your situation. You should contact legal aid to see if they can help you with this decision.

Option 1: Take your landlord to court

You can file a case called a Tenant's Assertion. You would pay rent to the court while the case goes on. A judge can order repairs, return your rent money, or even let you end your lease early.

Read more: How to Take Your Landlord to Court for Repairs

Option 2: Hire a contractor and subtract the cost from rent

This is sometimes called “repair and deduct.” You hire a licensed contractor to fix the problem and then reduce your rent by the cost. You can do this for repairs up to $1,500 or one month's rent, whichever is more.

Read more: Repair and Deduct: Can I Fix It and Subtract It from My Rent?

Option 3: End your lease early and move out

If the condition problems are serious and your landlord won't fix them, you may be able to end your lease without penalty. You must follow specific steps.

Read more: Can I End My Lease Early Because of Bad Conditions?

Can my landlord punish me for asking for repairs?

The law offers tenants some protections against retaliation, but they are weak. 

Read about the protections: Can My Landlord Evict or Punish Me for Complaining?

Where can I get free help?