Landlord Won’t Fix Anything?

One of the nice things about renting is that you’re not responsible for home maintenance. That’s your landlord’s responsibility. 

Whether your water heater stops working, your heating system goes on the fritz, or pests take over your kitchen, a quick text or call should get the repair underway without an additional expense on your part.

In most cases, that’s exactly what happens. But, some property owners make a habit of dodging maintenance requests. Unfortunately, you won’t find out if that’s the case until you need something repaired.

If your landlord doesn’t respond to your maintenance request, take heart. Experts from AARP Foundation have step-by-step guidance for how to handle the situation.

Reach out right away
When something breaks, you should let your landlord know about the situation as soon as possible with a quick text. You may also want to send them an email or direct message on social media to cover your bases, especially if the repair is urgently needed or you want to be sure they get your message over the weekend.

Sending your request in writing, instead of over the phone, is recommended because it documents when you made the request. Your lease — the document you signed when you agreed to rent from your landlord — may include your landlord’s preferred process for any repair requests, so check there if it’s your first time reaching out. 

“My landlord is ignoring me!”
If you don’t hear back — and you’ve texted and emailed them — it may be time to prepare for a possible court date. Your text or email will document when you asked for the repair, but it may not count as “written notice” in your state. Some states require a letter to be sent in the mail. If that’s the case where you live, you’ll want to send it by certified mail to prove your landlord received your complaint.

Take photographs and notes
You should also make detailed notes on the repair in question — dates when you first noticed the problem, when you first reached out to your landlord, and how many times you tried to contact them. You’ll also want to take plenty of pictures documenting the issue. 

Know your rights
Every state’s law is different. Your lease will spell out what your landlord is required to provide under the law where you live, including how long they have to make the repair. Be warned that for less urgent matters, like a broken dryer, they may have up to 30 days to fix the issue.

But in most states, landlords are obligated to repair anything deemed “essential” to the health and safety of their tenants — fixing heating, water, and electrical issues; remediating mold or fungus; tackling bug infestations; and maintaining the roof. Learn the specific laws for renters in your state.

What you shouldn’t do
You may be tempted to withhold your rent payment until the repair is made. Or repair the problem yourself and deduct the expenses from your rent payment. Neither is a good idea.

Your landlord might use either of these as grounds for your eviction. Instead, continue paying your rent and pestering your landlord to fulfill the obligation outlined in your lease.

Report your landlord
If, after sending a written notice, you still don’t hear back, there’s more you can do. If it’s an issue of health or safety, tell your state or local health and building inspectors about what’s going on. They may be able to review the conditions at your apartment and order the landlord to fix the problem. To find an inspector and find out more about your local options, visit your town or city’s government website.

Landlord still ignoring you?
If the situation still isn’t resolved, you have two more choices. The first is to break your lease and find somewhere else to live, which can be stressful in a tight housing market. In addition, there’s a chance you could be held accountable for unpaid rent if you don’t follow the laws in your state.

Your other option is to take your landlord to small claims court and force them to follow through on making the repair. You’ll have to pay a small filing fee and present your case — the written notice and photographs mentioned above — before a judge. 

Both options can be tricky, so asking for help is a good idea.