How long does my landlord have to make repairs?
Most states give landlords 14-30 days for non-emergency repairs after receiving written notice. Emergency repairs (no heat, no water, gas leaks, flooding) must be addressed immediately — usually within 24-72 hours.
The repair timeline depends on urgency. A slow-draining sink? Your landlord gets a couple weeks. A gas leak or burst pipe? That's an emergency requiring an immediate response.
Most states divide repairs into categories: emergency (24-72 hours), urgent (7-14 days), and routine (14-30 days). Emergency issues are ones that threaten your safety or make the unit uninhabitable right now — no heat in winter, no running water, electrical hazards, flooding. Routine issues are things like a squeaky door, a dripping faucet, or a cracked tile.
The clock starts when you give written notice. A text or phone call might not count in court. Send an email or letter describing the problem, when it started, and asking for a specific repair timeline. If the landlord blows past the deadline, that's when your legal remedies (withhold rent, repair and deduct, or break the lease) kick in.
How This Works State by State
The rules vary depending on where you live. Here's how the biggest states handle it.
Under Cal. Civ. Code § 1942(a), California landlords have 30 days to make repairs after written notice. Emergency repairs must be immediate.
Under Tex. Prop. Code § 92.0561, Texas courts generally consider 7 days a reasonable repair timeline after written notice.
NYC housing code violations carry repair deadlines by class: Class A 90 days, Class B 30 days, Class C 24 hours under Admin. Code § 27-2115.
Under Fla. Stat. § 83.60(1), Florida landlords have 7 days to begin repairs after written notice, or tenants may terminate the lease.
Under Chicago RLTO § 5-12-110(a), landlords have 14 days for most repairs. Emergency conditions like no heat or water require immediate action.
| State | Rule | Statute |
|---|---|---|
| California | California gives landlords 30 days for most repairs after notice. Tenants can use "repair and deduct" after this period. Emergencies require immediate response. | Cal. Civ. Code § 1942(a) |
| Texas | Texas requires a "reasonable time" for repairs, generally interpreted as 7 days for most issues. The landlord must have received written notice and the tenant must be current on rent. | Tex. Prop. Code § 92.0561 |
| New York | New York doesn't specify an exact timeline by statute, but housing code violations have class-based deadlines: Class A (non-hazardous) 90 days, Class B (hazardous) 30 days, Class C (immediately hazardous) 24 hours. | NYC Admin. Code § 27-2115 |
| Florida | Florida gives landlords 7 days after written notice to begin repairs for habitability issues. If they don't start within 7 days, the tenant can terminate the lease. | Fla. Stat. § 83.60(1) |
| Illinois | Chicago gives landlords 14 days for most repairs under the RLTO. Emergency conditions (no heat, water, electricity) require immediate response. | Chicago RLTO § 5-12-110(a) |
●Frequently Asked Questions
Frequently Asked Questions
How long does my landlord have to make repairs?
Most states give landlords 14-30 days for non-emergency repairs after receiving written notice. Emergency repairs (no heat, no water, gas leaks, flooding) must be addressed immediately — usually within 24-72 hours.
Can my landlord charge me for carpet replacement?
Your landlord can only charge you for carpet damage beyond normal wear and tear. Worn paths, minor stains from regular use, and fading are normal wear — not your responsibility. Large burns, pet damage, or deep stains from negligence are deductible.
Can my landlord charge me for painting after I move out?
Generally no — repainting between tenants is considered routine maintenance, not tenant damage. Landlords can only charge you for painting if you caused damage beyond normal wear, like crayon drawings, smoke staining, or unauthorized bold paint colors.
Can my landlord charge me for nail holes in the walls?
Small nail holes from hanging pictures are generally considered normal wear and tear and are not valid deductions. Large holes from anchors, bolts, or multiple clustered holes may be deductible as damage.
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DepositHawk is not a law firm and does not provide legal advice. Information and documents are for informational purposes only. No attorney-client relationship is created. Consult a licensed attorney for advice specific to your situation.