Owning a home gives you the freedom to make repairs and changes as you see fit. Renting, however, is different. Tenants have limited rights when it comes to altering a rental unit because the property belongs to the landlord. That said, it is the landlord’s responsibility to stay compliant with New York’s Fair Housing laws and to maintain the property, including individual units and shared common areas, and ensure that it remains safe and habitable.
Many tenants and landlords ask: “How long does a landlord have to fix something in New York State?” The answer isn’t a single, fixed number of days. Repair timelines vary depending on state and local laws, the type of housing, and the urgency of the repair. Understanding these responsibilities is essential for keeping rental properties safe, habitable, and legally compliant.
Federal vs. State Law
In the U.S., housing laws exist at both the federal and state levels, but they serve different purposes. Federal law, primarily the Fair Housing Act (FHA), protects tenants from discrimination based on race, religion, sex, disability, familial status, or national origin. It does not dictate how quickly repairs must be made.
For most repair issues, New York State law applies. The Housing Maintenance Code requires landlords to maintain safe and habitable living conditions. The exact timeframe for completing different tasks depends on the type of work, problem and its impact on tenants.
How Long Does a Landlord Have to Make Repairs?
New York law does not set a specific number of days for every repair. Instead, landlords must fix problems within a reasonable time after being notified. What counts as “reasonable” depends on the severity of the issue.
Urgent or Essential Repairs
Some problems are considered urgent because they directly affect tenant health, safety, or habitability. These issues should be addressed immediately or within 24–48 hours:
- No heat during winter months – ideally fixed within 24 hours.
- Loss of hot water or plumbing issues – repaired within 24–48 hours.
- Electricity or gas outages – especially if they affect safety or essential appliances.
- Structural hazards or elevator failures – must be addressed without delay.
Ignoring these issues can make a home uninhabitable and may expose landlords to legal action or complaints to local housing authorities.
Non-Urgent Repairs
Minor problems, such as a dripping faucet, broken window latch, or cosmetic damage, should also be addressed within a reasonable time, usually a few days to a couple of weeks, depending on the complexity of the repair and availability of materials. While these issues may not threaten safety, they affect tenant comfort and reflect on the landlord’s professionalism.
A Landlord’s Guide to Timely Repairs
To stay compliant and maintain positive tenant relationships, landlords should:
- Prioritize urgent issues: Address health and safety concerns first; non-critical repairs come second.
- Communicate promptly: Even if a repair cannot be completed immediately, acknowledge the tenant’s complaint.
- Track repeated complaints: Multiple reports of the same issue may indicate a systemic problem requiring urgent attention.
- Consider special cases: Requests related to accessibility or disability should be handled quickly to avoid legal liability.
Prompt and professional handling of repairs protects tenants, maintains the property’s reputation, and ensures compliance with the law.
Practical Examples
- Example 1: A tenant reports no heat in January. Fixing it within 24 hours protects tenant health and avoids regulatory complaints.
- Example 2: A faucet leaks but does not flood. Scheduling a plumber within a week is reasonable.
- Example 3: Multiple tenants report mold. While not immediately life-threatening, this health concern requires urgent remediation.
Tenant Rights if Repairs Are Not Made
If landlords fail to address repairs, tenants have several options:
- Report violations to local housing authorities.
- In some cases, tenants may use the “repair and deduct” option, hiring someone to fix the issue and deducting the cost from rent, but strict rules and notice requirements apply.
Conclusion
In New York, there is no universal deadline for all repairs. Urgent issues, such as heat, water, plumbing, electricity, and structural problems, must be addressed immediately, while non-essential repairs should still be handled within a reasonable timeframe.
Clear and consistent communication with tenants helps reduce complaints and build trust. By prioritizing critical repairs, addressing minor issues promptly, and taking all complaints seriously, landlords can provide safe, comfortable, and legally compliant housing, protect property value, and ensure a positive rental experience.
