If a rental property in Indiana fails to meet legally required health and safety standards, tenants have the right to report their landlord to local public officials. They may choose to follow up, inspect the property and cite the landlord for such violations.
What Are Considered Unsafe Living Conditions in Indiana?
In Indiana, unsafe living conditions exist when the rental property doesn’t have safe and working:
- Electricity.
- Locks.
- Heating.
- Plumbing.
- Hot and cold water.
- Common areas.
- Provided appliances.
A landlord’s direct or indirect interruption of utility services, along with any other issue that substantially impacts a property’s health and safety, may qualify as an unsafe condition.
What Should Tenants Do Before Reporting a Violation in Indiana?
In most cases, before reporting a violation, a tenant in Indiana must notify the landlord in writing about the issue and ask them to fix it within a reasonable amount of time. The amount of time a landlord can take depends on the severity of the issue. No heat in the middle of a Minnesota winter would be an example of something that should be fixed quickly.
How Can Tenants Report a Violation in Indiana?
Tenants in Indiana should report violations to the local office or officers responsible for housing code enforcement. The exact process depends on the municipality.
| Location | Organization | Contact |
| Indianapolis | RequestIndy | Online Form |
| Fort Wayne | Citizen Services | Online Form |
| Evansville | Property Maintenance Enforcement | Call (812) 436-7885 or email |
After receiving a complaint, an inspecting officer might contact the tenant for more information. Then, the officer usually inspects the property and cites the landlord for any code violations.
How Can a Tenant Report a Health or Safety Violation in Indianapolis?
A tenant in Indianapolis can report a health or safety violation by calling (317) 327-4622 or using the online form provided by RequestIndy. Enter the location, detail the issue, provide contact information, and submit.
How Can a Tenant Report a Health or Safety Violation in Fort Wayne?
Fort Wayne tenants can report a health or safety violation by calling (260) 427-8311 or using the online form provided by Citizen Services. Enter the location, detail the issue, provide contact information, and submit. Note: for indoor issues, you must call Citizen Services rather than using the online form.
How Can a Tenant Report a Health or Safety Violation in Evansville?
A tenant in Evansville can report a health or safety violation by calling (812) 436-7885 or emailing Property Maintenance Enforcement. Be prepared to provide the location, contact information, and a detailed issue description.
What Could Happen to a Landlord After a Complaint Is Made in Indiana?
After a tenant files a complaint about unsafe living conditions in Indiana, an officer may inspect the property. The landlord must fix noted code violations. Otherwise, the landlord could be fined, and the local government might file a lawsuit to condemn the property.
Sources
- 1 Geels v. Dunbar, 812 N.E.2d 857, 861 (Ind. Ct. App. 2004)
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“Under Indiana law, rental units must be habitable. This includes, among other things heat, hot and cold running water, a leak-free roof, adequate electrical wiring, locks, toilet and bathing facilities, and appliances that work.”
Source Link - 2 Ind. Code § 32-31-8-5 (2022)
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“A landlord shall… (1) Deliver the rental premises to a tenant in compliance with the rental agreement, and in a safe, clean, and habitable condition. (2) Comply with all health and housing codes applicable to the rental premises. (3) Make all reasonable efforts to keep common areas of a rental premises in a clean and proper condition. (4) Provide and maintain the following items in a rental premises in good and safe working condition, if provided on the premises at the time the rental agreement is entered into: (A) Electrical systems. (B) Plumbing systems sufficient to accommodate a reasonable supply of hot and cold running water at all times. (C) Sanitary systems. (D) Heating, ventilating, and air conditioning systems. A heating system must be sufficient to adequately supply heat at all times. (E) Elevators, if provided. (F) Appliances supplied as an inducement to the rental agreement.”
Source Link - 3 Id. Code § 32-31-8-6(e) (2022)
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“(e) A landlord’s liability for damages under subsection (d) begins when: (1) the landlord has notice or actual knowledge of noncompliance; and (2) the landlord has: (A) refused to remedy the noncompliance; or (B) failed to remedy the noncompliance within a reasonable amount of time following the notice or actual knowledge; whichever occurs first.”
Source Link
