What can I do if my landlord won't make repairs?

Step 1: Put It in Writing

Always start by sending a formal written repair request via certified mail or email. Describe the problem, include photos, note when you first reported it, and give a specific deadline for the repair. This creates the paper trail you need for any legal remedy.

Step 2: Report to Housing Inspectors

If your landlord ignores your written request, contact your local building or housing inspector. They can inspect your unit, document violations, and issue orders requiring the landlord to make repairs. A code violation on record significantly strengthens your position.

Step 3: Repair and Deduct

Many states allow tenants to hire a professional to make the repair and deduct the cost from rent. This remedy typically requires: the issue to be a habitability problem (not cosmetic), written notice to the landlord with a reasonable deadline that passed, and the repair cost to be under a state-specified limit (often one month's rent).

Step 4: Rent Withholding

In some states, you can withhold rent—usually by paying into a court escrow account—until repairs are made. This is a powerful remedy but has strict procedural requirements. Never simply stop paying rent without following your state's specific process.

Step 5: Lease Termination

For serious habitability issues that make the unit unsafe or unlivable, you may have the right to terminate your lease entirely. This is the nuclear option and should be considered when other remedies have failed and conditions are genuinely dangerous.

Document Everything

Regardless of which remedy you pursue, documentation is critical. Photos, videos, written communications, repair receipts, medical records (if health is affected), and inspector reports all build your case.