What Can Tenants Do If A Landlord Fails To Make Repairs?

 

What Tenants Can Do If a Landlord Fails to Make Repairs: A Guide for Minnesota Residents

Tenants have the right to expect that their rental property is kept in a habitable condition. Unfortunately, there are situations where landlords neglect this responsibility, leaving tenants to deal with unsafe or unlivable conditions. This guide explains what steps Minnesota tenants can take when a landlord fails to make necessary repairs, including an overview of tenants' rights and legal remedies available under Minnesota law.

Understanding Your Rights as a Tenant

Legal Obligations of Landlords in Minnesota

Minnesota law requires landlords to maintain rental properties in a condition that is safe and fit for human habitation. This includes responsibilities such as:

  • Health and Safety Maintenance: Ensuring systems like heating, plumbing, and electricity are working correctly.

  • Building Code Compliance: Adhering to local housing and building codes.

  • Upkeep of Common Areas: Keeping shared spaces clean and safe.

  • Pest Control: Taking action to prevent and remedy pest infestations.

The Implied Warranty of Habitability

Minnesota law includes an implied warranty of habitability in every rental agreement. This means landlords must provide and maintain livable housing, regardless of whether the lease specifically mentions these obligations. This warranty cannot be waived or excluded by any lease terms.

Steps to Take if a Landlord Fails to Make Repairs

Step 1: Document the Problem

Before taking legal action, it is crucial to gather evidence of the issues. Tenants should keep thorough records, including:

  • Photos and Videos: Take clear pictures or videos of the problem areas.

  • Written Descriptions: Write detailed accounts of the issue, noting when and how the problem occurred.

  • Communication Records: Keep copies of any messages sent to the landlord requesting repairs, including emails, texts, and certified mail receipts.

Step 2: Notify the Landlord

In Minnesota, tenants are required to give their landlord reasonable notice of the need for repairs. It is essential to do this in writing, clearly describing the problem and requesting prompt action. Best practices for notifying a landlord include:

  • Formal Written Notice: Send a letter or email detailing the repair issues.

  • Delivery with Proof: Send the notice via certified mail or use email with a read receipt to confirm the landlord received it.

  • Follow-Up: If no action is taken, follow up with additional written communications, keeping a record of each interaction.

Step 3: Know Your Legal Options

If the landlord still does not address the issues after receiving proper notice, tenants have several legal remedies under Minnesota law:

Rent Escrow

Minnesota law allows tenants to deposit their rent with the court rather than paying the landlord until repairs are made. The process includes:

  • Filing a Petition: Tenants can file a rent escrow petition with the district court, outlining the repair issues and documenting all communications with the landlord.

  • Rent Payment to Court: Tenants continue to pay their rent, but it is held by the court until the landlord resolves the problem.

  • Court Hearing: At a court hearing, the judge will review the evidence. The court may order the landlord to make repairs, reduce rent, or allow the tenant to deduct the cost of repairs from the rent.

Rent Abatement

If the repairs are severe enough to reduce the rental unit’s value, tenants may be entitled to a reduction in rent. This requires:

  • Filing a Complaint: Tenants file a complaint with the court requesting rent abatement.

  • Proving Harm: Tenants must demonstrate that the condition of the property significantly impacted its livability and value.

Constructive Eviction

In extreme cases, where the property is no longer fit for occupancy due to the landlord’s failure to make repairs, tenants may be able to claim constructive eviction. This essentially means that the tenant was forced to move out because the landlord’s inaction made the property uninhabitable. Tenants should seek legal advice before claiming constructive eviction to ensure proper procedures are followed.

Additional Tips for Tenants

Review the Lease Agreement

Tenants should always review their lease agreement to understand the specific terms related to repairs. While the implied warranty of habitability cannot be waived, some leases may outline additional details about the landlord’s repair obligations.

Seek Legal Representation

If a landlord ignores repair requests or retaliates against tenants for exercising their rights, it may be necessary to consult an attorney. John E. Roach, a seasoned landlord-tenant attorney, can assist tenants in navigating the legal process, ensuring their rights are protected, and helping them recover any damages or abatement they are owed.

Contact Local Housing Authorities

For serious repair issues that involve safety or health risks, tenants may contact local housing authorities or a city building inspector. These officials can investigate the property and potentially take action against the landlord for violating health and safety regulations.

Conclusion

When a landlord fails to make necessary repairs, Minnesota tenants have several legal remedies available to protect their living conditions. Documenting the problem, notifying the landlord, and pursuing rent escrow, abatement, or other legal options are important steps to resolve repair issues. John E. Roach of Roach Law PLLC is committed to helping tenants understand their rights and providing expert legal assistance in landlord-tenant disputes. If you are dealing with a landlord who is neglecting repair responsibilities, contact Roach Law PLLC for guidance and support.