Louisiana Landlord Repair Deadlines: What Renters Need to Know

Living in a safe and well-maintained home is your legal right as a renter in Louisiana. When something breaks or becomes unsafe, your landlord is responsible for making repairs within a reasonable time. Understanding your maintenance and repair rights can help you know what to expect, what steps to take if repairs are delayed, and when to seek help from Louisiana authorities.

Your Right to Repairs in Louisiana Rentals

Louisiana law requires landlords to keep rental units in good repair and fit for human habitation. This includes fixing heating, plumbing, leaks, and health or safety hazards as they arise. The main legislation that covers these responsibilities is the Louisiana Civil Code, Article 2691.^[1]

What Is a "Reasonable Time" for Repairs?

The law does not set a specific number of days for most types of repairs. Instead, landlords must act within a "reasonable time" after being notified of the problem. What is considered "reasonable" depends on:

• The severity of the issue (for example, no heat during winter is urgent)
• Whether the issue affects safety or habitability
• Availability of repair parts or services

A good rule of thumb: urgent and unsafe issues (like lack of heat, broken locks, or leaking pipes) should typically be addressed within a few days. Less urgent repairs should still be fixed promptly, usually within 14 days.

Steps to Take When a Repair Is Needed

To protect your rights and create a record, always notify your landlord in writing about the issue. Your written notice acts as the starting point for calculating a "reasonable" timeline if things go unresolved.

• Email or letter is best; include the date, a description of the problem, and photos if possible.
• Keep copies of all communication.

What If No Repairs Are Made?

If your landlord does not fix the problem within a reasonable time after you’ve notified them, you have several options under Louisiana law:

• Ask for a rent reduction until the repairs are made
• Arrange the repair yourself and deduct the cost from your rent (known as "repair and deduct") only if the problem seriously affects health or safety and you follow legal procedures
• File a complaint with your local housing authority or take legal action in court

Key Louisiana Tenant Forms and How to Use Them

• Notice to Landlord of Needed Repairs (No official state form number)
  When to use: As soon as you notice a problem, notify your landlord in writing—this is often the first required step. Although Louisiana does not offer a standard form, you can draft your own letter. For a template example, visit the HUD example repair request letter.
• Petition for Damages—Small Claims Court
  When to use: If your landlord fails to make necessary repairs that affect your health or safety, you may file a claim for damages or a rent reduction in your local parish court. Find more information at the Louisiana Supreme Court website or visit your local parish court directory.

The Tribunal Handling Residential Tenancies in Louisiana

Residential landlord-tenant cases in Louisiana are typically heard at the local Parish (City) Courts. There is not a separate housing board; each parish court manages evictions and repair-related disputes under the Louisiana Civil Code.^[2]

Summary of Repair Steps for Louisiana Renters

• Inform your landlord in writing of the needed repair
• Wait a reasonable period, usually no more than 14 days if not urgent, or a few days for emergency issues
• If not resolved, contact your local housing officials or file a complaint in parish court

1. How quickly must my landlord fix an emergency repair?
   For critical issues impacting health or safety (no heat, flooding, sewage backup), the law expects landlords to act within a few days or as quickly as possible, but the exact timeframe depends on the situation.
2. Can I withhold rent until repairs are made?
   Only in specific situations and after providing proper notice. It's safer to seek legal advice or contact local housing resources before withholding rent.
3. What if my landlord ignores my repair requests?
   You can file a complaint in local parish court and may be eligible for a rent reduction or to have repairs paid from your rent under certain rules.
4. Is there an official repair complaint form for Louisiana renters?
   There is no standardized state form, but you can submit a letter describing your repair request to your landlord. Courts may have local forms for filing small claims or damages.
5. Who enforces landlord repair obligations in Louisiana?
   Repair and habitability disputes are handled by your local Parish Court system. Some cities also have code enforcement or housing authorities.

Need Help? Resources for Renters

• Louisiana Parish Courts Directory – Find your local court to file tenant complaints
• Louisiana Tenant Rights (U.S. Attorney's Office)
• HUD Louisiana: Renting and Tenant Rights
• Louisiana State Legal Services – Free information and help for eligible renters

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1. Louisiana Civil Code, Article 2691 – Landlord’s repair and maintenance duties
2. Louisiana Parish Court System – Landlord-Tenant Disputes

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