Before you enter a premises to make needed repairs, make sure you notify the tenant in writing, at least 24 hours prior to entry. Without prior notice, a landlord/manager cannot enter a tenants premises, unless it's an emergency, such as large water leak, or fire.
Landlords' Maintenance Responsibilities
In most states and local laws, you must offer and maintain rental units that satisfied basic habitability requirements, such maintaining water heat, adequate weatherproofing, available heat, electricity, and structurally safe.
Local housing codes set specific standards, such as the minimum requirements for light, ventilation, and electrical wiring. Many cities require the installation of smoke detectors in residential units and specify security measures involving locks and keys.
Your local housing authority, and health or fire department, can provide information on local housing codes (and penalties for violations).
Consequences of Not Making Required Repairs
When a tenant requests necessary repairs and the landlord or property manager doesn't meet legal responsibilities in providing them, a tenant usually has several options, depending on the state. These options include:
- Placing the entire rent in escrow (with the courts) until the problem is fixed. - Very Common in the DC/MD markets
- Hiring someone to make necessary repairs and deducting the cost from the next month's rent
- Paying less rent
- Calling the local building inspector, who can usually order landlords to make repairs, or
- Moving out, even in the middle of a lease.
Your best bet is to handle repairs as soon as possible (or delegate the repairs to the tenant in exchange for decreased rent). Take care of major problems, such as a plumbing or heating problem, within 24 hours. For minor problems, respond in 48 hours. Always keep tenants informed as to when and how the repairs will be made, and the reasons for any delays.
Entry to Rental Property
Typically, after giving notice to tenants, you can enter rented premises in order to make needed repairs (or in some states, just to determine whether repairs are necessary).
States typically require you to provide 24 hours' advance notice before entering a rental unit.
Without advance notice, in most states a landlord or manager may enter rented premises while a tenant is living there only in an emergency, such as a fire or serious water leak, or when the tenant gives permission.
Several states also allow landlords or property managers to enter rental property during a tenant's extended absence (often defined as seven days or more) in order to maintain the property as necessary and to inspect for damage and needed repairs. In most cases, a landlord may not enter just to check up on the tenant and the rental property.
Real Property Management Metro
410-290-3285
10015 Old Columbia Rd. B-215
Columbia, MD 21046
www.RealPropertyMetro.com
