Landlords are responsible for keeping the building safe and the major systems working
Your landlord must maintain the structure, roof, plumbing, electrical system, heating, and cooling so they function safely. They must also keep common areas clean and safe, provide working locks, and may support the unit meets local housing codes. What counts as a landlord repair versus a tenant repair varies by state and local law, but the core rule is this: if it came with the unit and is essential to living there safely, the landlord pays to fix it.
The legal term for this is the implied warranty of habitability. It means a rental must be fit for human occupancy—not luxurious, but safe and functional. Most states enforce this through housing codes that spell out exactly what "safe and functional" means in that jurisdiction.
Key Takeaways
- Landlords must repair structural damage, roofs, plumbing, electrical systems, heating, cooling, and appliances that came with the unit.
- Tenants are usually responsible for minor damage they cause, damage from neglect, and repairs to items they added themselves.
- Your state or local housing code defines what is a landlord repair—check your city or county website or ask your local housing authority what applies to you.
- If a landlord refuses to make a required repair, you can usually withhold rent, repair it yourself and deduct the cost, or file a complaint with your housing authority.
What landlords must repair: the major systems
A landlord must keep the roof, foundation, and exterior walls in condition so water and weather do not enter the unit. This includes gutters, downspouts, and flashing. If rain is coming through the ceiling or walls are cracking and letting in cold air, the landlord pays.
The plumbing system must work: hot and cold water must flow, drains must drain, and pipes must not leak into walls or ceilings. If you have no hot water, low water pressure, or a backed-up toilet, the landlord must fix it. Frozen pipes in winter are usually the landlord's responsibility because they failed to maintain adequate heat.
The electrical system must be safe and functional. Outlets must work, the panel must not be a fire hazard, and the wiring must not pose shock or fire risk. If lights flicker, outlets are dead, or the breaker box is visibly damaged, the landlord must repair it.
Heating and cooling must work well enough to keep the unit at a livable temperature. Most states require landlords to provide heat that reaches 68°F during winter months (the exact temperature and months vary by state). Air conditioning is required in some states and cities but not all; check your local code.
Appliances and fixtures the landlord must maintain
If an appliance or fixture came with the unit when you moved in, the landlord must keep it in working order. This includes the stove, refrigerator, dishwasher, washer, dryer, water heater, and built-in cabinets. If the stove burners stop working or the refrigerator stops cooling, the landlord pays to repair or replace it.
Doors and windows must lock and close properly. Broken locks are a safety issue and the landlord's responsibility. Cracked windows that let in drafts or water must be repaired by the landlord, though minor cosmetic cracks may not be.
Flooring, walls, and paint are trickier. If the flooring is buckling because of a plumbing leak (the landlord's problem), the landlord must fix it. If you spilled something and stained the carpet, that is your responsibility. Paint that is peeling because of moisture from a roof leak is the landlord's job; paint that is peeling because the unit is old may be the landlord's job depending on your state's housing code.
What tenants are responsible for repairing
You are responsible for damage you cause through misuse or neglect. If you break a window by throwing something, you pay. If you clog the toilet by flushing something that should not go down, you pay. If you damage the walls by hanging heavy items without anchors, you pay.
You are also responsible for repairs to items you added yourself. If you installed a ceiling fan, a shelf, or a light fixture, you must maintain or remove it. If you painted a wall a color the landlord did not approve, you may be required to repaint it before you move out.
Minor maintenance that does not require a contractor—changing light bulbs, replacing air filters, cleaning gutters if you are on a single-story unit—is usually your responsibility. Check your lease and your state law; some states require landlords to do even these tasks.
How to report a repair and what happens if the landlord ignores it
Write to your landlord in an email or letter describing the problem, when it started, and how it affects your safety or use of the unit. Keep a copy. Most states require landlords to respond within a set time—often 3 to 14 days depending on the severity and the state—and to make repairs within a reasonable time after that.
If the landlord does not respond or does not make the repair, your options depend on your state. Many states allow you to repair and deduct: you hire a contractor, pay for the repair yourself, and deduct the cost from your next rent payment. You must document everything—get a receipt, take photos, and send the landlord a copy of the receipt before you deduct. Some states require you to give the landlord a chance to make the repair first.
You can also file a complaint with your local housing authority or health department. They can inspect the unit and order the landlord to make repairs. In some cases, they can fine the landlord or place a hold on the property.
In a few states, you can withhold rent until repairs are made, but this is risky and illegal in some places. Do not withhold rent without checking your state law first, because the landlord can use it as grounds for eviction.
Repairs that vary by state and local code
Some repairs depend on where you live. Air conditioning is required in some cities and states but not others. Some places require landlords to provide a washer and dryer hookup; others do not. Some require landlords to maintain yards and remove snow; others do not.
The best way to know what applies to you is to look up your state's residential tenancy law or your city's housing code. Your local housing authority, legal aid office, or tenant rights organization can tell you what your landlord is required to provide. Many cities have this information on their website under "landlord and tenant rights" or "housing standards."
When to call a professional and when to contact your housing authority
If a repair affects your safety—no heat in winter, no hot water, broken locks, electrical hazards, mold, pests, or structural damage—contact your landlord when ready and follow up in writing. If the landlord does not respond within a few days, contact your local housing authority or health department. Do not wait on safety issues.
If the repair is less urgent—a cabinet door that does not close, a slow drain, a squeaky floor—give the landlord a reasonable time to respond, usually 7 to 14 days. If they do not respond after that, you can escalate to your housing authority or pursue repair and deduct.
Your local housing authority can tell you whether a specific repair is the landlord's responsibility under your code. They can also inspect the unit and document violations, which strengthens your case if you need to take legal action.
Frequently Asked Questions
Who pays if an appliance breaks down after I have lived there for years?
The landlord does, as long as the appliance came with the unit. Age does not change the landlord's responsibility to maintain it. However, normal wear and tear is the landlord's cost—if the appliance straightforward wore out, they must repair or replace it. If you damaged it through misuse, you pay.
Can a landlord charge me for repairs in my lease?
A lease clause that makes you responsible for repairs the landlord is legally required to make is usually unenforceable. You cannot waive your right to a safe, habitable unit. However, you can be charged for damage you cause. Read your lease carefully and check your state law if you are unsure.
What if the landlord says I have to fix it myself?
If it is a repair the landlord is legally required to make, you do not have to do it yourself. You can refuse, document the problem in writing, and contact your housing authority. The landlord cannot retaliate against you for reporting a code violation, though retaliation laws vary by state.
Do I have to pay for repairs if I caused them by accident?
Yes, if you caused the damage through misuse or carelessness, you are responsible. If you broke a window, flooded the bathroom, or damaged the walls, the landlord can charge you or deduct from your security deposit. Normal wear and tear is different—small marks from hanging pictures or minor scuffs are not your responsibility.
What is considered normal wear and tear?
Normal wear and tear is minor damage that happens from everyday living: small nail holes, faded paint, worn carpet, loose door handles. Damage that goes beyond normal use—large holes, stains, broken fixtures, broken windows—is your responsibility. Your state law may define this specifically; check your local tenant rights guide.