As a landlord, staying on top of repairs isn’t just about keeping your property in good shape—it’s a legal requirement. But how long do you actually have to fix things once a tenant reports an issue? The answer depends on local laws, the severity of the problem, and common sense. Let’s break it down and compare how different cities handle landlord repair responsibilities.
What the Law Says About Repair Timelines
Every state and city has different requirements for how quickly landlords must respond to repair requests. The most important factor? Whether the issue affects the tenant’s health and safety.
For example, in Seattle, Washington, landlords must fix issues within specific timeframes:
24 hours for emergencies (no heat, water, or electricity).
72 hours for major appliance failures (like a broken fridge or stove provided by the landlord).
10 days for less urgent repairs. (Source listed below)
Compare that to San Francisco, California, where landlords must make repairs within a “reasonable” time, usually 30 days—unless it’s a serious habitability issue, which could require action in as little as 72 hours. (Source listed below)
This variation in laws means that what’s acceptable in one city might get you into legal trouble in another.
What’s Considered an Urgent Repair?
Urgent repairs usually include:
No heat during cold weather
Major plumbing issues (burst pipes, sewage backups)
Electrical hazards
Gas leaks
Structural damage that makes the home unsafe
Non-urgent repairs, like a dripping faucet or a squeaky door, generally have longer timelines. But keeping up with even minor repairs can improve tenant satisfaction and help with long-term tenant retention.
The Importance of Quick Repairs
Even if your local laws give you weeks to fix something, it’s in your best interest to act fast. Why?
Happy Tenants Stay Longer – Studies show that tenants who receive prompt maintenance services are far more likely to renew their leases.
Prevent Further Damage – A small leak today can turn into a major (and expensive) problem later.
Avoid Legal Trouble – If a tenant reports a habitability issue and you don’t act, they may be able to break their lease or even sue for damages.
Best Practices for Landlords
Respond Quickly – Even if you can’t fix the issue right away, acknowledge the tenant’s request and give them a timeline.
Have a Maintenance Plan – Regular inspections and preventive maintenance can reduce emergency calls.
Keep Documentation – Always keep records of repair requests, responses, and completed work.
Use Professional Services – Trying to DIY a major repair could backfire. Work with licensed professionals to keep your property in top shape.
How Houswit Can Help
Managing repairs can be overwhelming, especially if you own multiple properties. Houswit makes it easy by handling maintenance for you—ensuring your properties stay compliant, tenants stay happy, and small issues don’t turn into big problems. Whether it’s routine upkeep or emergency fixes, we’ve got you covered.
Don’t wait until an issue becomes a legal headache—contact Houswit today and let’s keep your rentals in top condition!
Sources
Blog: How Long Do Landlords Have to Fix Repairs? Know Your Legal Responsibilities
Washington State Landlord-Tenant Act: RCW 59.18.100
San Francisco Tenant Union: Repair Responsibilities
U.S. Department of Housing and Urban Development (HUD): Tenant Rights
American Apartment Owners Association (AAOA): Landlord Maintenance Obligations
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