Indiana law sets clear limits on what landlords can and cannot do
Indiana landlords cannot enter your home without notice, raise rent without following the proper timeline, evict you without a court order, or retaliate against you for asserting your legal rights. They also cannot keep your security deposit without itemizing deductions, charge you for normal wear and tear, or shut off utilities to force you out. These protections exist in Indiana's Residential Tenancies Act and common law, and knowing them helps you recognize when a landlord is breaking the rules.
The state does not require landlords to give a specific amount of notice before raising rent — but they cannot raise it mid-lease unless the lease allows it. Month-to-month tenants must receive at least one month's notice before a rent increase takes effect. Eviction always requires a court process; a landlord cannot lock you out, remove your belongings, or change the locks without a judgment from a judge.
Key Takeaways
- Landlords must give you notice before entering your home, except in genuine emergencies like fire or gas leaks, and cannot enter more than once per week without your consent.
- Your security deposit must be returned within 45 days of move-out, with an itemized list of any deductions for actual damage — not normal wear and tear.
- Landlords cannot retaliate against you for reporting code violations, requesting repairs, or exercising other legal rights by raising rent, decreasing services, or threatening eviction.
- Eviction requires a court order; a landlord cannot lock you out, remove your things, or shut off utilities to force you to leave.
- Landlords cannot charge you for repairs that are their responsibility under the lease or Indiana law, including maintaining the roof, walls, plumbing, and heating system.
Entry and privacy — when a landlord can and cannot come inside
Indiana law requires landlords to give you notice before entering your home. The standard is "reasonable notice," which courts typically interpret as 24 hours. A landlord cannot show up unannounced and let themselves in, even if they own the building. The only exceptions are genuine emergencies — a fire, gas smell, water leak, or similar when ready danger — where entry without notice is permitted.
Landlords cannot enter more than once per week without your consent, except to show the unit to prospective tenants or buyers near the end of your lease. They also cannot use entry as a way to harass you or check on your belongings. If a landlord enters without proper notice or uses entry to intimidate you, that is a violation of your right to "quiet enjoyment" of the property, which can be grounds to break your lease or pursue damages.
Security deposits — what deductions are and are not allowed
Indiana requires landlords to return your security deposit within 45 days of move-out. If they make deductions, they must provide an itemized list showing exactly what was deducted and why. Landlords can deduct for actual damage you caused — a hole in the wall, broken window, or stain from spilled paint — but not for normal wear and tear. Worn carpet, faded paint, small nail holes, and scuffed baseboards are normal wear and tear and cannot be charged to you.
Landlords also cannot deduct for repairs that are their legal responsibility. If the toilet was already broken when you moved in, or the roof leaks, those are the landlord's costs, not yours. If a landlord fails to return your deposit or provides no itemized list, you may be able to recover the full amount plus damages in small claims court. Keep photos of the unit's condition when you move in and out to document what was already damaged.
Repairs and maintenance — what landlords must provide
Indiana law requires landlords to maintain the property in a habitable condition. This means the roof, walls, foundation, plumbing, heating system, and electrical system must be in working order. Landlords cannot charge you to fix these systems, even if the lease says they can. If a landlord tries to make you pay for repairs to the structure or major systems, that is illegal.
If your landlord refuses to make necessary repairs, you have options. You can send a written request (email or certified mail works) and give them a reasonable time to respond — usually 14 days. If they do not repair the problem, you may be able to "repair and deduct" a reasonable amount from your rent, though you must follow the proper procedure and document everything. Some tenants also have the right to break the lease if the unit becomes uninhabitable. Contact a local legal aid office or tenant rights organization for guidance on your specific situation.
Retaliation — landlords cannot punish you for asserting your rights
Indiana law prohibits landlords from retaliating against you for reporting code violations, requesting repairs, joining a tenant organization, or exercising other legal rights. Retaliation includes raising your rent, decreasing services, threatening eviction, or making other negative changes within six months of you asserting a right. If a landlord raises your rent or threatens to evict you shortly after you report a problem or request a repair, that is likely retaliation.
The burden is on the landlord to prove the action was not retaliation. If you believe you are being retaliated against, document the timeline — when you made the complaint, what you complained about, and when the negative action occurred. Report the retaliation to your local housing authority or contact a tenant rights organization. You may be able to break your lease without penalty or pursue damages.
Eviction — the only legal way a landlord can remove you
A landlord cannot evict you without a court order. They cannot lock you out, remove your belongings, change the locks, or shut off utilities to force you to leave. These actions are illegal "self-help" evictions, and a landlord who does them can face damages and criminal charges. The only legal way to evict is through the court system in your county.
To evict, a landlord must file a case in court and prove grounds for eviction — usually nonpayment of rent or lease violation. You will receive a summons and have the right to appear in court and defend yourself. Even if the landlord wins, the court must issue a written judgment, and the sheriff carries it out. This process takes weeks or months, not days. If a landlord tries to force you out without going to court, contact the police and a local legal aid office when ready.
Rent increases and lease changes — what landlords must follow
Landlords cannot raise rent in the middle of a lease unless the lease itself allows it. If your lease is for one year at a fixed rate, the landlord cannot increase it until the lease ends. For month-to-month tenants, landlords must give at least one month's notice before a rent increase takes effect. Indiana law does not cap how much a landlord can raise rent, but the notice requirement is mandatory.
Landlords also cannot change other lease terms without your consent. If the lease says no pets and you have a pet, the landlord cannot suddenly enforce it without amending the lease. Changes to lease terms require a new agreement signed by both parties. If a landlord tries to enforce a rule or charge that was not in your original lease, you can challenge it.
Utilities and essential services — landlords cannot shut them off
Landlords cannot shut off your water, electricity, gas, or heat to force you to pay rent or leave. This is illegal, even if you owe money. If utilities are included in your rent, the landlord must keep them on. If you pay utilities separately and fall behind, the utility company can shut them off, but the landlord cannot do it themselves.
If a landlord shuts off utilities or removes essential services, that is considered a "constructive eviction" — making the unit uninhabitable. You may have the right to break your lease, withhold rent, or pursue damages. Document when the utilities were shut off and contact your local housing authority or legal aid office. This is a serious violation and landlords face significant penalties for it.
Frequently Asked Questions
Can a landlord enter my home to show it to a new tenant before my lease ends?
Yes, but only with proper notice — usually 24 hours — and only during reasonable hours. Landlords can show the unit to prospective tenants or buyers, but they cannot enter more than once per week without your consent unless you are close to move-out. They must still give notice each time.
What should I do if my landlord enters without notice?
Document it — write down the date, time, and what you observed. Send your landlord a written message (email or certified mail) reminding them of the notice requirement. If it happens again, contact your local housing authority or a tenant rights organization. Repeated unauthorized entry can be grounds to break your lease.
Can a landlord charge me for cleaning when I move out?
Only if the unit is genuinely dirty beyond normal wear and tear — for example, if you left trash, food, or stains. Landlords cannot charge for routine cleaning or for damage that is normal wear and tear. They must itemize any cleaning charges on the security deposit deduction list.
What if my landlord keeps my entire security deposit with no explanation?
That is illegal. Landlords must return your deposit within 45 days with an itemized list of deductions. If they do not, you can file a claim in small claims court for the full amount plus damages. Keep your lease and move-out photos as evidence.
Can a landlord evict me for complaining about repairs?
No. Evicting you within six months of a repair complaint is presumed retaliation under Indiana law. The landlord would have to prove the eviction was for another reason. If you believe you are being retaliated against, contact a legal aid office or tenant rights organization for help.