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How to Ask Your Landlord for Repairs or Pest Control (And What to Do If They Ignore You) | Virginia Law Help

How to Ask Your Landlord for Repairs or Pest Control (And What to Do If They Ignore You)

Read this in: Español

Reviewed by: Phil Storey

Your landlord must keep your home safe and healthy. But getting them to fix poor conditions can be frustrating, especially when your landlord does not respond.

This article walks you through the steps of getting your landlord to make repairs or provide pest control services. It starts from your first request and goes all the way to what to do if the landlord doesn’t do anything.

I need repairs or pest control. What should I do first?

Always start by telling your landlord in writing. You can use:

  • A letter
  • An email
  • A text message
  • A resident portal or app, if your landlord uses one

If you can afford it, using certified mail with return receipt requested will give you the strongest proof. That way you have a record showing exactly when it was sent and received.

No matter which method you use, keep a copy or take a screenshot of everything you send. 

Take photos or videos of the problem too.

Keep all of these records in a safe place. You may need this proof later.

You can download and fill out a printable PDF to send to your landlord, or you can write your own letter. 

Make sure your notice letter includes:

  • Every condition that needs to be fixed. Do not assume your landlord already knows about them from a previous conversation.
  • A specific deadline for each repair.
  • The times of day that work best for you or how to reach you, or if you give them permission to enter and make repairs when you aren’t home.

Do not give your landlord any reason to say you were uncooperative.

Should I get a professional inspection?

If the problems are serious, you can get a local building inspector to visit your home. An official inspection report is strong evidence in court, if you have to sue your landlord later. But, keep in mind: if the conditions are serious enough, the city or county inspector could decide to condemn the home and then you would have to move out.

If you want a building inspection, call your local building inspections office to make an appointment. Have a written list of problems ready so you can walk through them together.

If you cannot get an official inspection, take photos or videos of the damage. You can also ask a trusted person to come see the problems so they can be a witness if needed.

If the inspector finds serious problems and sends your landlord a letter, that letter counts as your official written notice. You may still want to send your own notice as well to be safe.

Do I have to keep paying rent while I wait for repairs?

You must keep paying rent even if your landlord won't make repairs or do pest control. Even if the conditions in your home are really bad, if you stop paying, your landlord can evict you.

Can I just move out if the landlord won't fix the problems? 

There is a legal way to end your lease early in this situation, but you have to follow certain steps first. We explain this below.

How long does my landlord have to fix things? 

How soon your landlord has to fix the conditions depends on how serious the problem is.

Emergency repairs

Some problems are emergencies. For these, your landlord must act right away. One or two days is a reasonable amount of time.

Emergencies include things like:

  • No heat during a winter cold snap
  • No running water
  • Broken plumbing or sewage problems
  • No electricity

Non-emergency repairs

For most other problems, between two weeks and one month is usually a reasonable amount of time.

What if my landlord ignores me? 

If your landlord does not respond or does not start fixing the conditions in a reasonable time, send another written notice while you start taking one of the actions below. Keep a copy of each notice you send.

The law gives you three options for taking action. 

  1. You can take your landlord to court. This is the most common action tenants take. The case starts when you file it in court and begin to pay your rent to the court instead of your landlord. This gets landlords’ attention quickly.
  2. You can hire a contractor and deduct the cost from your rent. This can be effective but you have to follow the rules very carefully or you’re left with the bill.
  3. You can threaten to end your lease and move out. If you are fed up and you can find another place to live, this can work. But if the landlord fixes the problems within 21 days, you can’t end the lease and leave.

Read the important step-by-step instructions on each one:

Can I just stop paying rent until problems are fixed?

You cannot withhold rent because of bad conditions. Even if the problems are serious, stopping rent payments gives your landlord a way to evict you.

Can I file a complaint with the city or county?

You can file a complaint with your city or county code enforcement office or health department. They can order the landlord to fix many problems. But if the conditions are serious enough, an inspector could decide to condemn the home and you would have to move out. 

Call your city or county government to learn how to file a complaint.

Can my landlord enter my home?

Your landlord is allowed to enter your home sometimes. But they cannot just show up whenever they want. The law protects your right to know ahead of time.

How much notice does my landlord have to give?

In most cases, your landlord must give you at least 72 hours notice before entering. That is 3 days. This applies when they want to inspect, make repairs or improvements, provide a service, or show your home to future tenants or contractors.

There are two exceptions to this rule:

  • Your landlord does not need to give notice in an emergency.
  • They also do not need to give notice if you already asked them to fix a problem.

What are the rules for routine repairs?

For routine maintenance, your landlord must tell you when they plan to come. Once they give you notice, they have 14 days to follow through and do the work.

Do I have to let my landlord in?

You cannot unreasonably prevent your landlord from entering. If they have a valid reason and have followed the notice rules, you need to allow them in. You cannot ban them from your home entirely.

Where can I get free help?

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