Indiana Landlord Repair Timeframes: What Renters Should Know

If you’re renting a home or apartment in Indiana, you’re entitled to a safe and habitable place to live. Understanding repair timelines and your rights under Indiana law can help you resolve problems quickly if something breaks or needs fixing where you live.

Your Landlord’s Maintenance Duties in Indiana

Indiana law requires landlords to keep rental properties habitable. That means providing safe, clean housing and making repairs to vital services such as heat, water, electricity, and plumbing when things go wrong. The specifics are detailed in the Indiana Code Title 32, Article 31 – Landlord-Tenant Relations^[1].

How Long Do Landlords Have to Fix Problems?

Once you notify your landlord in writing about a serious issue affecting your health or safety, Indiana law (IC 32-31-8-5) typically gives them reasonable time to make repairs. In most cases, this means within 30 days of receiving your written notice. For emergencies—like no heat in winter, major water leaks, or exposed wiring—repairs should be made as soon as possible to prevent harm.

• Non-emergency repairs: Landlord usually has up to 30 days after written notice
• Emergency issues: Must be addressed as quickly as possible (no specific timeframe in law, but delays cannot risk your health or safety)
• Minor repairs: May take longer if not directly affecting habitability

Always keep a copy of your written repair requests for your records.

How to Request Repairs from Your Landlord

For your protections under Indiana law to apply, you must notify your landlord in writing about repair needs. While there’s no official statewide form, creating a clear, dated letter is best. Some local health departments provide sample letters online.

Tip: Include your name, address, a description of the problem, when it started, and your contact information. Deliver it by mail, email (if allowed), or in person, keeping proof of delivery.

What to Do If Repairs Aren't Made

If your landlord fails to act within 30 days of your written notice (or sooner for emergencies), Indiana law allows you to take further action. You may file a claim in your local circuit or superior court, known as a "tenant’s enforcement action." The official body handling landlord-tenant disputes in Indiana is your county's circuit or superior court^[2].

• File a complaint (no specific statewide form, but many counties have small claims forms online)
• Ask the court to order repairs or allow rent to be paid into escrow
• You cannot legally withhold rent or make repairs and deduct costs unless authorized by a court order

Relevant Forms and Processes

• Notice of Required Repairs (sample letter): Use this to formally notify your landlord of needed repairs. Write a clear letter or use a local sample letter, date and keep a copy. Example and instructions.
• Indiana Small Claims Complaint: This is used to start an enforcement action in the circuit or superior court if your landlord does not make repairs. Check the Indiana Judicial Branch Small Claims Guide for forms and filing instructions. There is no universal statewide form; use your local county court’s version.

Example: If your landlord does not fix a leaking roof after your written notice, you could file a Small Claims Complaint at your county courthouse, attaching your letter as evidence.

What If It’s an Emergency Repair?

Issues that threaten your health or safety, such as no heat during winter, electrical hazards, or severe plumbing leaks, are considered emergencies. In such cases, courts expect landlords to act "as soon as possible." Don’t wait the full 30 days—keep communicating and document every step.

FAQ: Indiana Landlord Repairs

1. How do I give proper written notice for repairs in Indiana?
   Send a dated, signed letter (keep a copy) describing the problem, delivered by mail, email, or in person. Include your name, address, and contact info.
2. Can I withhold rent if my landlord ignores repair requests?
   No, not without a court order. Only a judge can allow you to pay rent into escrow or withhold payment legally in Indiana.
3. How long does my landlord have to fix dangerous conditions?
   They must act as soon as possible—don’t wait 30 days if your safety is at risk. Document the problem and contact local authorities if necessary.
4. What court handles landlord-tenant complaints in Indiana?
   Your county’s circuit or superior court deals with rental property disputes. Visit the Indiana Judicial Branch website for details.
5. Is there an official Indiana repair request form?
   No statewide form exists, but sample letters are available from local agencies and can be used as official notice.

Key Takeaways for Renters

• Landlords usually have up to 30 days to fix non-emergency problems, but must repair emergencies immediately
• Send a written repair request and keep documentation
• Go to court for enforcement—don’t withhold rent without a judge’s order

When in doubt, seek advice from local renters’ resources or legal aid.

Need Help? Resources for Renters

• Indiana Attorney General - Housing Issues
• Indiana Legal Services
• Indiana Judicial Branch Small Claims Resources
• Indiana Department of Health (for habitability concerns)
• Find Your County Circuit or Superior Court

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1. Indiana Code IC 32-31-8-5 – Landlord Obligations
2. Indiana Judicial Branch - Find Your Court

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