Repairing Your Rental Unit

Your landlord must maintain your rental property to ensure it remains livable and does not endanger your health or safety. If your rental property requires repairs, you have a responsibility to notify your landlord, and your landlord has a responsibility to conduct needed repairs. It is important that all repair requests are in writing and copies of any communication is kept for your records.

Landlords’ Responsibilities

CA law requires landlords  to maintain the rental property and conduct repairs that make the rental property unsafe and/or unfit to live in. The rental property may be considered uninhabitable if, including but not limited to, the following exists:

• Water leaks from the roof, doors, windows, or walls.
• Plumbing, gas, heating, and electrical issues.
• Lack of effective waterproofing and weather protection, including broken windows or doors.
• Lack of clean and sanitary building and grounds and free of trash, debris or pests, such as rodents and roaches.
• Lack of sufficient trash bins.
• Existents of mold and other contaminants.

Tenants’ Responsibilities

You and your guests must keep the  rental property and surrounding common areas clean and free of trash. You and your guests are also responsible for using gas, electricity, and plumbing fixtures correctly and preventing guests from causing damage to the unit. It is important you notify your landlord of any needed repairs and honor any additional repair responsible that may have been agreed upon in your rental or lease agreement.

How soon does the landlord have to make repairs?

If your health or safety is at risk, your landlord must make repairs immediately. Urgent issues include, but are not limited to:

• A broken heater during the winter
• No hot water
• Bad electric wiring
• Toilets and plumbing that don’t work
• Infestation of pests

Non-urgent repairs that do not pose a health or safety risk, should be taken care of by landlord within 30 days, unless otherwise agreed upon between you and your landlord. Examples of non-urgent repairs are broken appliances such as a microwaves, refrigerators, washing machines or other amenities like a swimming pool.

What if my landlord does not make urgent repairs?

There are several things you can do:

1. File a complaint with a government agency, such as the County of Los Angeles Department of Public Health or your local Department of Building & Safety. Be sure to keep a copy of any complaints or inspection reports.
2. File a complaint with your local city or county agency. Some jurisdictions, including the County, have rent control ordinances that allow tenants to request rent reductions if necessary repairs are not made. Be sure to keep copies of any complaints for your records.
3. Mediation can help you negotiate with your landlord on neutral terms. In the County of Los Angeles, you can access free mediation services to help resolve issues before they escalate. You can request mediation here.
4. Sue the landlord: You may file a Civil or Small Claims lawsuit to recover the cost of urgent repairs you’ve paid for yourself. For assistance with Small Claims, you may contact Small Claims Advisors at (800) 593-8222 or click here to learn more on the process and procedures.
5. Repair and deduct: You may repair the issue yourself and deduct the cost from your rent. Before you repair and deduct from your rent, it is important to consult an attorney to ensure you understand your rights, as your landlord may attempt to evict or sue you. For general information on landlord/tenant rights and responsibilities, contact (800) 593-8222 to speak with a counselor.
6. Stop paying rent: In some cases, you may be able to withhold rent until urgent repairs are made. Before you withhold rent, it is important you consult an attorney on your rights and responsibilities, as your landlord may try to evict or sue you. For general information on landlord/tenant rights and responsibilities, contact (800) 593-8222 to speak with a counselor.
7. Move out: If your unit poses a serious health or safety risk, you may be able to move out without giving additional notice. It’s important to speak to an attorney to avoid potential legal issues, as your landlord might try to sue you. For general information on landlord/tenant rights and responsibilities, contact (800) 593-8222 to speak with a counselor.

Relocation Assistance

Local, County and State Rent Control protections may apply requiring landlords to provide temporary relocation assistance while a unit is being repaired. To learn more about the County’s Rent Stabilization Program, please contact (800) 593-8222 to speak with a counselor or click here to learn more. Call your local city hall to learn if your city may have rent control protections in place.

California Civil Code 1941-1942

County of Los Angeles Department of Consumer and Business Affairs. Last change: February 12, 2025

Disclaimer: This page contains general information and is not legal advice. Readers should consult an attorney for advice on their rights and responsibilities related to habitability and repairs. Laws are frequently amended, and it is the responsibility of the reader to verify the information contained on this site.