Landlord Refusing to Fix Repairs? How to Legally Force Them

A broken heater in the winter. A leaking roof. Mold spreading in the bathroom.

When you rent an apartment, you are paying for a livable space. If your landlord is ignoring your text messages and refusing to make necessary repairs, you aren't powerless. In fact, the law provides tenants with very specific tools to force a landlord's hand.

Here is the exact legal framework you need to use to get your landlord to fix the problem—fast.

The Implied Warranty of Habitability

In almost every US state, leases automatically include something called the "Implied Warranty of Habitability."

This is a legal doctrine that means regardless of what your lease says, your landlord is legally required to keep the property livable, safe, and up to building codes. This includes:

• Working plumbing and hot water
• Heat during the winter
• A roof that doesn't leak
• No pest infestations (rats, roaches, etc.)
• Safe electrical wiring

If your apartment lacks any of these, your landlord is in breach of the lease.

Why Texting Your Landlord Doesn't Work

"Hey, the sink is still leaking."

Text messages are easy for landlords to ignore. They often prioritize tenants who are loud and professional over those who just send casual texts. Worse, in some states, a text message does not count as "proper legal notice."

If you want to use your legal rights (like withholding rent or breaking your lease), you must provide written notice.

The 3 Steps to Getting Repairs Done

Step 1: Send a Formal Demand Letter for Repairs

The moment you send a physical, formal letter, the dynamic changes. A formal letter proves that you know your rights and are building a paper trail.

Your letter needs to clearly state:

1. The exact issue that needs repairing.
2. How long the issue has been occurring.
3. A statement that the issue violates the Implied Warranty of Habitability.
4. A firm deadline (usually 14–30 days depending on your state, but 24–48 hours for emergencies like no heat).

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Step 2: Understand Your State's "Repair and Deduct" Laws

If you send a formal letter and the landlord still does nothing, many states allow you to use a "Repair and Deduct" remedy.

This means you can hire a professional to fix the issue yourself, and legally deduct the cost of the repair from your next month's rent. Warning: You can only do this if you have given the landlord proper written notice first!

Step 3: Withholding Rent (Extreme Cases)

In severe cases where the apartment is truly unlivable (e.g., no running water or heat in winter), some states allow you to withhold rent entirely until the repair is made. You usually must put the rent into an escrow account. Again, this requires a formal paper trail proving you notified the landlord in writing.

Take Action Today

Living with broken appliances or unsafe conditions is unacceptable. Stop sending text messages that get ignored. Send a formal, professional demand letter today and force your landlord to do their job.

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Originally published at lettercraft.pro/blog/landlord-refusing-repairs