What landlords are legally required to provide

A landlord's core responsibility is to keep a rental unit habitable—meaning safe, sanitary, and fit for living. This is not optional or negotiable; it is a legal duty in every state, though the specific requirements vary by location. Habitability typically includes a roof that does not leak, walls and floors that are structurally sound, working plumbing and hot water, heating that reaches a minimum temperature (often 68°F in winter), electricity, and freedom from pests, mold, and hazardous materials like lead paint.

Beyond the structure itself, landlords must provide or maintain certain systems and services. They are responsible for keeping common areas—hallways, stairs, parking lots, laundry rooms—clean and safe. They must may support locks work on entry doors and that windows close properly. In most states, landlords must also handle major repairs: a broken furnace, a failed water heater, a roof leak, or a backed-up sewer line are the landlord's expense and responsibility, not the tenant's.

Landlords must also follow local housing codes, which spell out minimum standards for things like ceiling height, window size, and the number of exits. They cannot rent a unit that violates these codes, and they must fix violations once they are reported or discovered.

Key Takeaways

  • Landlords must keep the unit habitable: a working roof, plumbing, heat, electricity, and freedom from pests and mold are non-negotiable in every state.
  • Major repairs—furnace failure, water heater breakdown, roof leaks—are the landlord's responsibility and expense, not the tenant's.
  • Landlords must maintain common areas like hallways, stairs, and parking lots in safe and clean condition.
  • Local housing codes set minimum standards for things like ceiling height and window size, and landlords must comply or fix violations.
  • Landlords cannot charge tenants for repairs caused by normal wear and tear or by the landlord's failure to maintain the property.

Repairs and maintenance: who pays for what

The line between a landlord repair and a tenant repair depends on the cause. If something breaks because the landlord failed to maintain it, the landlord pays. If a tenant breaks something through misuse or neglect, the tenant typically pays. A furnace that stops working after 15 years of use is the landlord's problem. A window broken because a tenant threw something at it is the tenant's problem.

Normal wear and tear is always the landlord's responsibility. Paint fading, carpet wearing thin in high-traffic areas, small nail holes in walls, and minor stains are expected after years of living in a space. A landlord cannot charge a tenant's security deposit for these things. Damage beyond normal wear—a large hole in the wall, permanent stains, broken fixtures—can be charged to the tenant.

Landlords must also respond to repair requests in a reasonable timeframe. Most states define "reasonable" as anywhere from 24 hours to 14 days depending on the severity. A lack of heat in winter or a sewage backup is an emergency and must be addressed when ready. A squeaky door hinge is not an emergency and can wait longer. If a landlord ignores a repair request, a tenant may have the right to repair it themselves and deduct the cost from rent, or to break the lease without penalty—rules vary by state.

Heat, water, and utilities

Landlords are responsible for providing heat during winter months in virtually every state with cold weather. The minimum temperature varies—some states require 68°F during the day and 62°F at night—but the landlord must either provide heat or may support the tenant can afford to heat the space themselves. If a furnace fails in January, the landlord must fix it or provide temporary heat (like a space heater) within hours, not days.

Hot water is also a landlord responsibility. A tenant must be able to take a hot shower; landlords cannot shut off hot water as punishment or to force a tenant to move. Cold water, sewer, and trash removal are similarly non-negotiable.

Electricity is more complex. Landlords must may support the electrical system is safe and up to code, but whether they pay the electric bill depends on the lease. Some leases include utilities; others do not. A landlord cannot shut off electricity to a unit as a way to force a tenant out, even if the tenant owes rent. That is considered an illegal "self-help" eviction in most states.

Pest control and mold

Landlords must keep the unit free of pests—cockroaches, mice, bedbugs, and other infestations. If a unit has pests when a tenant moves in, the landlord must treat it before the tenant takes possession. If pests appear during the tenancy, the landlord must address them, usually by hiring a pest control service. A tenant cannot be charged for routine pest control unless the lease explicitly says the tenant is responsible.

Mold is treated similarly. If mold appears because of a leak, poor ventilation, or high humidity caused by the landlord's failure to maintain the property, the landlord must fix the underlying problem and remove the mold. If mold appears because a tenant caused excessive moisture—by never opening windows or by leaving water standing—the tenant may bear some responsibility, but the landlord still must address the underlying maintenance issue.

Bedbugs are a special case in some states. A few jurisdictions treat bedbug infestations as a tenant responsibility if the tenant brought them in, but most states treat them as a landlord responsibility regardless of origin. Check your local rules; if your unit has bedbugs, document it in writing and notify the landlord when ready.

Lead paint and hazardous materials

In homes built before 1978, landlords must disclose the presence of lead paint and provide tenants with a lead hazard information pamphlet before signing a lease. If lead paint is present and deteriorating (peeling, chipping), the landlord must have it professionally removed or encapsulated—not just painted over. This is a federal requirement, not optional.

Landlords are also responsible for disclosing and managing other hazards: asbestos, radon, mold, and previous drug manufacturing. If a unit was used as a methamphetamine lab, the landlord must disclose this and may support it has been professionally cleaned. Tenants have the right to know about these risks before moving in.

Security and locks

Landlords must may support entry doors have working locks and that windows close and lock properly. If a lock is broken, the landlord must repair it promptly—usually within 24 hours. A tenant should not have to live in a unit where the front door does not lock or where a window cannot be secured.

When a tenant moves out, the landlord must change or rekey the locks before the next tenant moves in. A landlord cannot give a new tenant a key that an old tenant still has. If a tenant loses a key and requests a rekey, the landlord can charge the tenant for the cost in some states, but must still do it to maintain security.

Landlords are also responsible for maintaining adequate lighting in common areas—hallways, stairs, parking lots—so tenants can move safely at night. Poor lighting that leads to a crime or injury can make the landlord liable.

What landlords are not responsible for

Landlords are not responsible for damage a tenant causes intentionally or through carelessness. If a tenant punches a hole in the wall, breaks a window, or damages the kitchen cabinets, the tenant pays. Landlords are also not responsible for theft or crime committed by other tenants or outsiders, though they must provide reasonable security (working locks, adequate lighting) to prevent it.

Landlords are not required to provide furniture, appliances, or decorations unless the lease says they will. If a lease includes a refrigerator and it breaks, the landlord must replace it. If the lease does not mention it, the landlord has no obligation. The same applies to air conditioning, which is not required in most states (though if a landlord provides it, they must maintain it).

Landlords are also not responsible for a tenant's personal property. If a tenant's belongings are stolen or damaged, that is a matter for the tenant's renters insurance, not the landlord. The landlord's insurance covers the building, not what is inside it.

How to report a problem and what happens next

If something is broken or unsafe, put the request in writing—email, text, or a letter—so there is a record. Include the date, a clear description of the problem, and how it affects habitability. "The heat is not working" is better than "it's cold." "The bathroom sink drains slowly and water backs up" is better than "the sink is broken."

Give the landlord a reasonable important date—usually 24 to 48 hours for emergencies, 7 to 14 days for non-emergencies. If the landlord does not respond, send a second written request and keep a copy. In many states, if a landlord ignores a repair request, a tenant can hire someone to fix it and deduct the cost from rent (called "repair and deduct"), but only if the problem affects habitability and the landlord had a reasonable chance to fix it first. Check your state's rules before doing this.

If the landlord still does not respond, a tenant may be able to break the lease without penalty, file a complaint with the local housing authority, or sue for damages. Documentation—photos, emails, text messages—is essential if it comes to that.

Frequently Asked Questions

Can a landlord charge me for repairs if I did not break anything?

No. If something breaks due to normal wear and tear or the landlord's failure to maintain the property, the landlord must pay. A landlord can only charge you for damage you caused through misuse or neglect. Keep records of the condition when you moved in (photos, a move-in inspection report) to prove you did not cause the damage.

What if my landlord refuses to fix the heat in winter?

Heat is a habitability requirement in cold climates. Document the problem in writing with dates and temperatures, and give the landlord 24 hours to respond. If they do not, contact your local housing authority or tenant rights organization. In many states, you can withhold rent, repair it yourself and deduct the cost, or break the lease. Do not stop paying rent without checking your state's rules first.

Is the landlord responsible if I get bedbugs?

In most states, yes—bedbugs are treated as a landlord responsibility regardless of how they got there. Notify the landlord in writing when ready. The landlord must hire a professional pest control service. Do not throw out furniture or belongings without the landlord's approval, as this can complicate treatment. Keep all receipts and documentation.

Can my landlord charge me for normal wear and tear when I move out?

No. Faded paint, worn carpet, small nail holes, and minor stains are normal wear and tear and cannot be deducted from your security deposit. Take photos of the unit's condition when you move out, and ask for an itemized list of any deductions. If the charges seem unfair, you can dispute them in small claims court.

What if my landlord enters my unit without permission?

Landlords have the right to enter for repairs, inspections, and emergencies, but they must give notice—usually 24 to 48 hours—except in emergencies. They cannot enter to harass you or to check on your belongings. If a landlord enters without proper notice, document it and contact your local tenant rights organization. Repeated illegal entry may be grounds to break the lease.