What to Do If Your Landlord Refuses to Make Urgent Repairs

What to Do If Your Landlord Refuses to Make Urgent Repairs

What to Do If Your Landlord Refuses to Make Urgent Repairs

It’s a situation many renters dread: the heat goes out in the middle of winter, a leaking pipe floods your living room, or mold spreads through your bathroom—and your landlord won’t lift a finger. While not every repair issue qualifies as “urgent,” problems that affect your health, safety, or ability to live in your home comfortably demand swift action. Unfortunately, landlords don’t always take their legal obligations seriously. If you’re dealing with a landlord who refuses to make critical repairs, here’s how to handle it step by step.

1. Know What Counts as an Urgent Repair

Not every dripping faucet or peeling paint job qualifies as an urgent repair in the eyes of the law. Urgent or “habitability” issues typically include:

  • No heat in winter or no cooling in extreme heat
  • Broken plumbing or sewage backups
  • Leaking roofs or ceilings
  • Infestations (e.g., rats, cockroaches, mold)
  • No access to hot or clean water
  • Electrical hazards or broken appliances essential to habitability

Each state defines habitability slightly differently, but all tenants have the right to live in a dwelling that meets basic health and safety standards.

2. Notify the Landlord in Writing

As soon as the problem arises, document it. Take clear photos or videos, and send a dated written notice to your landlord outlining the issue and requesting repairs. This should be done by email, certified mail, or any method that provides a record of delivery. Include:

  • A clear description of the issue
  • When it started
  • Why it is urgent
  • A deadline for the repair (reasonable, depending on the problem—typically 24 to 72 hours for emergencies)

Make sure you keep a copy of all correspondence.

3. Understand Your Local and State Laws

Every state and municipality has tenant protection laws, and understanding them is key. In many states, landlords are legally obligated to maintain habitable housing. Some states require that urgent repairs be made within a specific number of days. Others allow tenants to take “repair and deduct” actions or even withhold rent under certain conditions.

Look up your local tenant rights through your state housing authority, tenants’ unions, or legal aid websites. Key questions to research:

  • How soon must a landlord respond to emergency repairs?
  • What steps must a tenant follow before taking further action?
  • Can tenants legally make repairs and deduct costs?
  • Are you allowed to withhold rent, and under what conditions?

Knowing your rights is half the battle—and makes it easier to defend your actions later if the situation escalates.

4. Consider “Repair and Deduct” Carefully

In some jurisdictions, tenants may have the right to arrange urgent repairs themselves and deduct the cost from their rent. But this option is not without risk. If you take this route incorrectly, your landlord may argue you violated the lease or failed to pay rent.

Before proceeding with this option:

  • Ensure the issue qualifies as a “habitability” concern under local laws
  • Give the landlord written notice and a reasonable time to act
  • Use a licensed contractor (keep all receipts and documentation)
  • Only deduct what is reasonable and necessary—no upgrades or cosmetic work

This should be a last resort after all efforts to contact your landlord have failed.

5. Report to Local Authorities

If your landlord is ignoring critical repairs that threaten health and safety, you can often report them to local housing inspectors or building code enforcement. These agencies can issue citations, fines, and even force repairs through legal action.

When filing a complaint:

  • Gather all documentation of your attempts to notify the landlord
  • Provide evidence of the issue (photos, videos, statements)
  • Follow up to ensure your complaint is received and being processed

Some jurisdictions allow anonymous complaints, while others require your name on the record—so be prepared and ask questions about your privacy and protections from retaliation.

6. Avoid Retaliation and Know Your Protections

It’s illegal in most states for a landlord to retaliate against you for asserting your legal rights. If you report them to authorities or ask for repairs, they can’t evict you, raise your rent, or otherwise punish you out of spite.

Retaliation may be hard to prove without solid documentation, so keep track of all correspondence and document any adverse actions that follow your repair request. If your landlord tries to evict you shortly after a complaint or raises your rent unfairly, this could be grounds for a legal case.

7. Withholding Rent: Risky but Sometimes Necessary

In some places, tenants are legally allowed to withhold rent until urgent repairs are made. This is a high-stakes approach that requires following local laws carefully. If done improperly, you could be evicted for nonpayment.

If you are considering withholding rent:

  • Check your local laws first—some states prohibit it entirely
  • Provide written notice to the landlord before you stop payment
  • Place the rent money in a separate account to show you aren’t trying to avoid paying
  • Document all repair requests and conditions in the unit

You may also need to file a petition with your local court or housing board to make this approach legally enforceable.

8. Take Legal Action if Needed

If your landlord still refuses to make critical repairs, and all other options have failed, you may need to escalate the matter through small claims court or housing court. Depending on the damages, you may be entitled to:

  • Rent reduction or compensation for uninhabitable living conditions
  • Reimbursement for out-of-pocket repairs
  • Court-ordered repairs or injunctions
  • Compensation for property damage caused by the issue

Make sure your case is well-documented with written communications, photographs, repair estimates, and receipts. Legal advice or representation may be helpful, especially if the situation becomes confrontational or involves threats of eviction.



Don’t Be Afraid To Get Help
If you’re facing legal questions, safety concerns, or emotional turmoil due to any of the situations described above—especially domestic abuse—don’t try to handle it alone. Professional guidance can make all the difference in ensuring your rights are protected and your next steps are clear. Whether you need legal advice, help with documentation, or assistance navigating local resources, speaking to an expert can bring peace of mind. Click here to get connected with professional support tailored to your situation.

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