# Landlord Won't Make Repairs: Your Rights as a Tenant

*12 juni 2026*

> When your landlord refuses repairs, you have legal recourse. This step-by-step guide shows how to document issues, escalate formally, and enforce your tenant rights.

When you rent an apartment and something needs repair—a broken heating system, a leaking ceiling, or broken plumbing—but your landlord won't make repairs, it's frustrating. Your landlord has a legal maintenance obligation to keep the property in good condition. If they refuse, you have several legal options. This guide shows step-by-step how to document the issue, escalate formally, and enforce your rights.

## How to Handle When Your Landlord Won't Make Repairs

### Step 1: Document the Problem Thoroughly
Start by documenting everything. Take photos and videos from multiple angles showing the damage clearly. Write down the exact date you first noticed the problem, a detailed description of what needs fixing, and how it affects your daily use of the apartment. Save all communication with your landlord—emails, texts, or notes. This documentation is your strongest evidence.

### Step 2: Send a Written Request
Always start with documented communication. Send an official email or registered letter to your landlord that: describes the problem in detail, attaches photos or video, requests repair within a reasonable timeframe (usually 10-14 days for normal repairs), and explains you expect a response. Be clear and factual. Keep copies of everything you send.

### Step 3: What Falls Under Landlord Maintenance Obligations?
Your landlord's maintenance duty covers essential repairs that make the apartment unsuitable or significantly impair its use. This includes: leaks and moisture damage, electrical problems, heating and hot water systems, plumbing and drainage, doors and windows that don't work properly, and structural issues. Minor wear, cosmetic damage, or maintenance tasks you can reasonably handle yourself are usually not the landlord's responsibility.

### Step 4: Send a Formal Demand Letter
If your landlord ignores your first request, send a formal demand letter that: clearly states the apartment doesn't meet rental agreement standards, sets a new deadline (typically 15-30 days), and warns of further legal action if repairs aren't made. You can write this yourself or have a lawyer help. Send it by registered mail.

### Step 5: Seek Mediation and Official Support
If repairs still haven't been made, contact tenant advocacy organizations or local housing authorities. They can provide legal guidance, mediate between you and your landlord, and sometimes force repairs through administrative channels. You may also file a complaint with your local rental board for a binding decision.

### Step 6: Know Your Legal Rights
In most jurisdictions, landlords are required by law to maintain rental properties in a condition suitable for living. If your landlord refuses to repair despite legal obligation, this constitutes breach of contract and may entitle you to compensation, rent reduction, or lease termination.

### Step 7: Claim Financial Compensation
When your landlord refuses repairs, you can seek damages including: prorated rent reduction during the period repairs were missing (often 5-25% depending on severity), costs for hiring a private contractor if you had to fix it yourself, compensation for damage to your belongings caused by the problem, and legal fees. Document all expenses and keep receipts.

### Step 8: Legal Action as a Last Resort
If mediation fails, you can file a lawsuit. A court can: order the landlord to make repairs immediately, award you damages, or allow you to break the lease. This process costs money (typically $500-5,000+ depending on complexity) but is the final enforcement tool. Consult a lawyer to understand your chances and costs.

## Summary: Your Next Steps

You don't have to accept a landlord who refuses repairs. Follow this process systematically: document thoroughly, communicate in writing, send a formal demand letter, seek mediation, and escalate to court if necessary. Your rights as a tenant are protected by law. Don't delay—start documenting today.

### Can I Refuse to Pay Rent if My Landlord Won't Repair?
You have a theoretical right to withhold rent if the apartment is substantially uninhabitable, but this is legally risky and may give your landlord grounds to evict. Instead, document everything, send a formal demand, and consult a lawyer before taking this step.

### How Long Does My Landlord Have to Make Repairs?
For emergencies (no heat, no hot water, safety hazards), demand immediate action—often within 24-48 hours. For normal repairs, a landlord typically has 2-4 weeks depending on severity and contractor availability.

### How Much Will Legal Action Cost?
A court case typically costs $500-5,000+ depending on complexity and whether you hire a lawyer. Many lawyers offer free initial consultations. If you win, the landlord may be ordered to pay your costs.