Your ceiling’s leaking. There are pests on the property. The heat’s out (again). And no matter how many times you text the property owner, nothing’s changed.
Unsafe conditions are more than just frustrating. They also break state and local laws. If your rental violates health and safety codes, you have the right to take action by notifying the proper authorities.
Here’s a complete walkthrough of how to report a landlord for unsafe living conditions, and what to expect along the way.
6 Steps to File a Complaint About Uninhabitable Housing
Follow these simple steps to report a landlord for unsafe living conditions:
1. Understand Your Rights
Every state has habitability laws requiring landlords to provide tenants with safe, livable housing. These laws cover essentials like running water, electricity, heat, and structural stability. If your rental violates these legal standards, you have the right to request repairs (and write up your property manager if they don’t resolve the issue).
2. Verify the Issue
Next, tenants must verify whether or not the issue qualifies for a legal claim. Only major health and safety issues violating the local warrant of habitability meet the requirements, including:
- Rodent or insect infestation
- Broken exterior doors that can’t be locked or secured
- Exposed wiring
- Mold or other severe sanitation issues
- Lead paint hazards
- Lack of essential utilities (including electricity, plumbing, and heating)
- Structural issues creating a safety hazard (such as a collapsing ceiling or holes in the stairs)
Did you know? Tenants are typically responsible for paying for damages they cause, even if your local law requires rental owners to repair the issue.
3. Document Everything
Keep detailed records from the moment a problem arises. Take clear photos and videos, and save all emails, texts, and written requests you send to your landlord. If the issue persists or the owner doesn’t respond, this documentation will support your complaint and protect you from retaliation.
4. Request Repairs
Since government authorities won’t act unless tenants give the rental owner a chance to fix the problem, you’ll need to request repairs. In most U.S. states, the law requires tenants to provide landlords with written notice. So if a property manager responds to your call, email, or text, make sure to follow up with a formal written notice.
Our helpful map shows which states do and don’t require a landlord’s written notice for a tenant’s repair request:
Make sure your repair request includes:
- Tenant’s name and property address
- Detailed description of the issue (with clear photographs)
- Explanation of why the issue is a problem for tenants’ health and safety
- A proposal for a specific solution (a change of locks, replacing a fixture, or an extermination plan)
- A request for rental owners to take action within the legally defined amount of time (usually 1–4 weeks)
When your request is ready, deliver it to your landlord and retain a copy for your records. After submitting a request, tenants must wait the legally required period. If they fail to resolve the issue by then, tenants can file a formal claim.
Did you know? In a few states, landlords can refuse to make necessary repairs under certain conditions.
5. Determine the Correct Local Authority
The next step in learning how to report a landlord for unsafe living conditions is finding the right resource. You must send your notice of health and safety violations to the proper authority, such as:
- The local code compliance/enforcement division
- The health department
If you’re uncertain about how to report a landlord for unsafe living conditions, call 311 or your city hall’s reception desk. They should be able to point you in the right direction.
6. Submit a Report with Proper Documentation
Once tenants determine the correct authority to handle the issue, they can file their official complaint. A thorough claim should include:
- Tenant’s name and contact information
- Property address
- Rental owner’s name and contact information
- Detailed description of the issue
- Timeline of when the problem began
- Proof of the tenant’s repair request(s) and property manager’s response (if any)
- Photographic evidence of the issue
- Documents related to the issue (such as documents from a pest control company or quotes from a contractor)
- Current date and tenant’s signature
Pro Tip: As a best practice, always keep a copy of your claim for your personal files.
What to Expect After You Report Unsafe Living Conditions
After tenants submit a complaint, local authorities send an inspection officer to investigate. Officers issue citations to the property owner if they find any health and safety violations. At that point, owners must correct the infractions within a specified timeframe or face a fine.
Did you know? Rental owners often react negatively when a tenant writes them up, which is why almost all states protect renters from landlord retaliation.
What should tenants do if a landlord refuses to make repairs?
Depending on the issue and jurisdiction, a renter’s right to repairs isn’t limited to filing a claim. If a landlord fails or refuses to make repairs, tenants may be able to:
- Withhold rent by making payments into a court escrow account instead of to the property owner.
- Pay out of pocket to make the necessary repairs and deduct the cost from rent.
- Move into an alternative accommodation until the owner fixes the issue.
- Sue the landlord for costs.
- File a court order to force the rental manager to make immediate repairs.
- Break the lease and move out.
Common Mistakes Tenants Should Avoid When Reporting Unlivable Conditions
We understand that navigating this process can feel overwhelming. Here are a few common mistakes we’ve seen other tenants make when filing a health and safety complaint, so you can avoid them:
- Forgetting to obtain the property owner’s written notice
- Withholding rent without complying with proper legal guidelines
- Failing to document the process (such as discarding receipts, not logging communication, or forgetting to take pictures)
- Being vague or casual about the issue when writing the claim
By avoiding these pitfalls, you can strengthen your case and help the process move smoothly.
Resources to Contact for Help
Get in touch with these agencies and organizations for assistance:
- Local housing or code enforcement office
- City or county health department
- Tenants’ rights organizations
- Legal aid offices
- HUD (for federally subsidized properties)
Each of these resources can point you in the right direction. We hope the information in this guide helps you resolve the current situation and brings you one step closer to a safe, secure home.
Report Unsafe Living Conditions FAQs
What are considered unfit living conditions?
Any circumstance that puts the tenants’ health and safety at risk or makes the unit unsafe, unsanitary, or lacking basic necessities.
How much can I sue my landlord for uninhabitable conditions?
It depends on state and local law, the severity of the issue, and related damages.
How to report your landlord for negligence?
- Know your rights
- Verify the issue
- Document everything
- Request repairs
- Determine the correct authority
- Submit a detailed claim
How to report a landlord anonymously?
Contact your local authority and request to file a confidential complaint.
