Alabama landlords must follow state law, and breaking those rules can cost them money

Alabama landlord-tenant law sets clear boundaries on what a property owner can and cannot do. A landlord cannot enter your home without notice, cannot shut off utilities to force you out, cannot change the locks, and cannot retaliate against you for reporting code violations or asserting your legal rights. Violating these rules opens a landlord to damages, attorney fees, and loss of the eviction case itself.

The law that governs this is the Alabama Residential Tenancy Act, found in Alabama Code Title 35, Chapter 9A. It applies to most rental housing in the state, though some properties (owner-occupied buildings with four units or fewer, and certain other exceptions) fall outside it. Knowing what is forbidden protects you from illegal pressure and gives you grounds to fight back if a landlord crosses the line.

Key Takeaways

  • A landlord cannot enter your rental unit without at least two days' notice, except in genuine emergencies like fire or gas leaks.
  • A landlord cannot shut off water, electricity, gas, or other utilities to pressure you to leave or pay rent.
  • A landlord cannot change your locks, remove your belongings, or lock you out without going through the court eviction process.
  • A landlord cannot retaliate against you for reporting housing code violations, requesting repairs, or asserting your rights under the lease or state law.
  • A landlord must return your security deposit within 35 days and must itemize any deductions in writing.

Entry and privacy: when a landlord can and cannot come inside

Alabama law requires a landlord to give you at least two days' written notice before entering your rental unit, except in emergencies. The notice must state the reason for entry and the date and time. A landlord can enter to inspect the property, make repairs, show the unit to prospective tenants, or conduct other legitimate business—but only with proper notice and only during reasonable hours.

An emergency is different. If there is a fire, gas leak, burst pipe, or other when ready danger to health or safety, a landlord can enter without notice. A landlord can also enter without notice if you have abandoned the property. But "I think you might be breaking the lease" or "I want to check on things" does not count as an emergency. If a landlord enters without proper notice and without a genuine emergency, you can pursue damages in court.

Utilities and lockouts: what a landlord cannot cut off or change

A landlord cannot shut off your water, electricity, gas, heat, or other utilities to force you to pay rent, leave, or comply with lease terms. This is called a utility shutoff, and it is illegal under Alabama law. Even if you owe rent, the landlord's remedy is eviction through the court—not cutting off your heat in winter or your water in summer.

Similarly, a landlord cannot change your locks, remove your belongings, or physically lock you out of the unit. These are called self-help evictions, and they are prohibited. If a landlord wants you out, they must file for eviction in district court, get a judgment, and have a sheriff carry out the removal. If a landlord locks you out or shuts off utilities, you can sue for damages, and the court may order the landlord to pay your attorney fees.

Retaliation: what happens if you report problems or assert your rights

Alabama law forbids retaliatory conduct. A landlord cannot evict you, raise your rent, decrease services, or otherwise punish you because you reported a housing code violation to a government agency, requested repairs in writing, or asserted a right under your lease or state law. The protection covers complaints about heat, water, mold, pest infestations, structural damage, and other habitability issues.

If you report a violation or request a repair and your landlord then serves you with an eviction notice or raises your rent within six months, the law presumes retaliation unless the landlord can show a legitimate, independent reason. You can raise retaliation as a defense in an eviction case, and if the court finds retaliation, the eviction will be dismissed. You may also sue the landlord for damages.

Security deposits: rules on holding and returning your money

A landlord must return your security deposit within 35 days of the end of your tenancy. If the landlord makes deductions—for unpaid rent, damage beyond normal wear and tear, or cleaning—the landlord must provide an itemized written statement showing what was deducted and why. The landlord must return the remaining balance in full.

A landlord cannot keep your deposit for normal wear and tear, such as faded paint, worn carpet, or small nail holes. The landlord also cannot use your deposit to cover routine maintenance or repairs that are the landlord's responsibility. If a landlord fails to return your deposit or provide an itemized statement within 35 days, you can sue for the deposit amount plus damages up to three times the deposit amount, plus attorney fees.

Lease violations and repairs: what a landlord must provide

Alabama law requires a landlord to maintain the rental unit in habitable condition. This means the unit must have working heat, hot and cold running water, functioning plumbing, a roof that does not leak, and compliance with building and housing codes. A landlord cannot rent you a unit that lacks these basics, and cannot ignore requests to fix them.

If you request a repair in writing and the landlord does not make it within a reasonable time (usually 14 days for non-emergency repairs), you have options. You can repair it yourself and deduct the cost from rent, you can break the lease without penalty, or you can pursue damages in court. A landlord cannot evict you for requesting repairs or for exercising these remedies—that would be retaliation.

Discrimination and fair housing: protected classes in Alabama

A landlord cannot refuse to rent to you, charge you more, or treat you differently because of your race, color, national origin, religion, sex, disability, or familial status (having children). These are protected classes under the Fair Housing Act, which applies nationwide including Alabama. A landlord also cannot refuse to make reasonable accommodations for a disability or refuse to allow a service animal.

If you believe a landlord has discriminated against you, you can file a complaint with the U.S. Department of Housing and Urban Development (HUD) within one year of the violation. HUD will investigate at no cost to you. You can also sue the landlord in federal court. Damages can include actual losses, punitive damages, and attorney fees.

Lease terms and rent increases: what is and is not enforceable

A landlord cannot include terms in a lease that violate Alabama law, even if you sign them. For example, a clause that waives your right to a habitable unit, waives your right to sue for retaliation, or waives your right to notice before entry is void. A landlord also cannot charge you for repairs that are the landlord's legal responsibility, such as structural repairs or code violations.

A landlord can raise your rent, but only when the lease term ends. During a lease term, the rent cannot be raised unless the lease allows it. If you are month-to-month, the landlord must give you notice (usually 30 days) before raising the rent. A landlord cannot raise your rent as retaliation for reporting a code violation or asserting your rights.

Frequently Asked Questions

Can a landlord enter my apartment to show it to a new tenant?

Yes, but only with at least two days' written notice and during reasonable hours. The landlord must state the reason for entry. If you refuse entry without a legitimate reason, the landlord can pursue legal remedies, but the landlord still cannot enter without notice or force their way in.

What should I do if my landlord shuts off my water or changes the locks?

Contact a lawyer or legal aid office when ready. Document the date and time, take photos, and gather any written communication from the landlord. You can sue for damages and may be able to get an emergency court order to restore your access. Call your local legal aid office or the Alabama State Bar for a referral.

Can my landlord evict me for complaining about mold or broken heat?

No. If you report a code violation or request repairs and your landlord serves an eviction notice within six months, the law presumes retaliation. You can raise this as a defense in court, and the eviction will likely be dismissed. Document your complaint in writing and keep copies.

What if my landlord does not return my security deposit?

Send the landlord a written demand for the deposit and an itemized statement. If the landlord does not respond within 14 days, you can sue in district court for the deposit amount plus damages up to three times that amount, plus attorney fees. Small claims court may also be an option depending on the amount.

Can a landlord refuse to rent to me because I have a service dog?

No. Under the Fair Housing Act, a landlord must allow a service animal even if the lease says no pets. A landlord also cannot charge a pet fee or deposit for a service animal. If a landlord refuses, you can file a complaint with HUD or sue in federal court.