documentITnow

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

Updated July 1, 2026United States

Short answer

Put the repair request in writing with specifics and a reasonable timeframe, keep dated photos and copies, and give the landlord a real chance to fix it — most places require written notice first. If they still won't act, your options — reporting to a local housing or code inspector, "repair and deduct," or paying rent into escrow — depend heavily on your state and city, and doing them wrong can backfire (including eviction). So beyond documenting and requesting, check your local rules or a tenant-rights organization before taking any step. Never withhold rent just because an article says you might be able to.

Documenting and requesting is safe and almost always the right first move. The remedies past that point are where local law really matters — so this guide is deliberately cautious about them.

Step by step

  1. Request the repair in writing, with a deadline

    Send a specific, dated request — what's broken, since when, and a reasonable timeframe to fix it. Flag anything affecting safety or health (no heat, a leak, mold, no hot water) clearly. Written notice is what starts the clock in most places.

  2. Photograph the problem and its impact

    Dated photos and video of the issue, plus notes on how it affects you (rooms you can't use, no heating in winter), build the record. Keep a log of every request and the landlord's response or silence.

  3. Give the landlord a genuine opportunity — and record it

    Most rules expect the landlord to get notice and reasonable time before you do anything else. Keep following up in writing and documenting each attempt, so it's clear you gave them the chance.

  4. Consider reporting a code or habitability issue

    For serious problems, many areas let you report to a local housing or building-code inspector, who can inspect and create an official record. Look up your city or county code-enforcement office to see what's available.

  5. Treat repair-and-deduct, escrow and withholding as advanced options — confirm first

    Some states allow tenants to arrange the repair and deduct the cost, pay rent into escrow, or withhold rent — but only under strict conditions, and only in some places. Getting the conditions wrong can expose you to eviction. Do not do any of these based on a general article; confirm exactly what your state and city allow, or get advice, first.

  6. Get local help

    A tenant-rights organization, legal-aid office, or your local housing authority can tell you which remedies are actually available where you live and how to use them safely. This is the step to take before, not after, any risky move.

  7. Keep documenting throughout

    Every request, photo, inspection and response is part of the record, whether the issue ends in a repair, a report, or a dispute. Keeping it organized as you go makes any next step easier.

Plain-English terms

Warranty of habitability
In many states, a landlord's duty to keep a rental livable and safe — working heat, water, and so on. Whether it applies and exactly what it covers varies by state and city.
Repair and deduct
A remedy some states allow: you pay for a needed repair yourself and subtract the cost from rent. It's tightly limited and not available everywhere — confirm the rules before using it.
Rent escrow / rent withholding
Paying rent into a separate account (escrow) or holding it back until repairs are made. Allowed only in some states and under specific conditions; doing it wrong can lead to eviction.
Code enforcement / housing inspector
A local government office that inspects rentals for health and safety violations. A complaint can create an official record of the problem.
Retaliation
Some states protect tenants from being punished (like a rent hike or eviction) for reporting problems or asserting their rights. Whether and how you're protected varies.

The tool for this

buildmyevidence

This guide tells you what to do. buildmyevidence does it with you — log each repair request, the date you sent it, and photos of the problem, so there's a clear record of what you asked and when. Every entry is dated for you.

  • Every repair request and follow-up, dated and in one place
  • Photos of the problem and its impact, time-stamped
  • Export a complete, organized record for an inspector, the landlord, or small claims
See buildmyevidence

Related questions

This is general information to help you keep your own records — not legal advice. Repair rights and remedies vary sharply by state and city, and some carry real risk if used incorrectly — check your local law and a tenant-rights organization or legal-aid office before acting beyond documenting and requesting.