Landlord Repair Timeframes and Renter Rights in Mississippi

If you’re renting in Mississippi and dealing with maintenance problems, it’s important to know how quickly your landlord must respond. State law provides specific guidelines to protect renters when it comes to habitability concerns, such as plumbing, heating, and other key repairs.

Landlord Duties and Response Times

In Mississippi, landlords are required by the Mississippi Residential Landlord and Tenant Act to keep rental properties in a habitable condition. This includes making sure:

• Plumbing, heating, and electrical systems work properly
• Basic structural components are safe
• Running water, hot water, and heat are provided
• Repairs are made in a “reasonable” time after written notice

There’s no strict number of days in the statute, but the law states that repairs must be addressed within 14 days or sooner if the problem is urgent and threatens health or safety.^[1]

Common Examples and What’s Considered “Reasonable”

• No heat in winter, severe leaks, or loss of water: Landlord should start repairs as soon as possible—often within a few days.
• Minor issues (like a broken cabinet): Up to 14 days is typical.

What To Do If Repairs Aren’t Made

If your landlord doesn’t fix a critical problem within 14 days of written notice, you have options:

• Deliver a Second Written Notice—Remind your landlord and cite the 14-day rule.
• Withhold Rent is not allowed in Mississippi. However, you may have the right to terminate the lease if the issue is not resolved.
• Terminate the Lease—You may be able to move out if major repairs are ignored, following legal steps.

Key Forms for Renters

• Notice to Landlord of Breach of Obligation to Maintain Premises
  • When used: If you need to officially request repairs or notify your landlord about habitability concerns.
  • How to use: Write a dated letter stating the specific problems and ask for repair within 14 days, as the law requires.
  • Official civil forms for Mississippi courts (no standard form number, template available on the Mississippi Judiciary site).
• Notice of Lease Termination Due to Landlord’s Noncompliance
  • When used: If the landlord fails to repair after written notice, and you wish to end your lease.
  • How to use: Send a written notice (citing Miss. Code § 89-8-13) informing the landlord you will terminate the lease if repairs aren't made after 14 days.
  • Mississippi Judiciary resources can be used for more guidance.

Neither the state nor the courts provides numbered official forms, but you should use clear, dated letters and keep copies.

Where to File a Complaint

Tenant-landlord civil matters, including disputes over repairs and habitability, are typically handled by your local Mississippi Justice Court (sometimes called Small Claims Court). These courts can rule on tenant petitions if a landlord fails to address required repairs.

Step-by-Step: What Renters Should Do When Repair Requests Are Ignored

• Make your initial repair request in writing and keep a copy.
• If there is no response, send a second written notice quoting the 14-day law.
• If repairs remain unaddressed and the problem is serious, consider sending a lease termination notice with another 14-day period (when permitted by law).
• If the landlord still does not comply, visit your county’s Justice Court and ask about filing a tenant complaint or small claims petition. Bring copies of your correspondence and evidence (emails, photos, etc.).

Mississippi law protects your right to a safe and livable rental. Following these steps helps you document your case in case of further action.

FAQ: Mississippi Landlord Repairs and Renter Rights

1. Does Mississippi law specify a set number of days for all repairs?
   No. The law uses the term “reasonable time,” which is typically within 14 days. Emergency repairs should be made sooner.
2. Can I withhold rent if my landlord ignores repairs?
   Mississippi does not allow renters to withhold rent for unmade repairs. You can, however, give notice and may end your lease if the issue is serious and unaddressed.
3. What should I do if my landlord refuses to make repairs?
   Send written notice describing the problem. Keep records. If there’s no action after 14 days, you can initiate lease termination or file a complaint with your local Justice Court.
4. Where can I report habitability violations in Mississippi?
   You usually present the issue to your local Mississippi Justice Court. Civil courts handle landlord/tenant disputes in Mississippi.
5. What is considered an emergency repair?
   Anything threatening your health or safety (like broken heating during winter or lack of running water) is an emergency and generally requires immediate landlord response.

Conclusion: Key Takeaways

• Your landlord must fix serious repair issues within 14 days or less if there’s a danger to health or safety.
• Always notify your landlord in writing and keep documentation.
• If repairs are not made, you may have the right to terminate your lease or file a complaint in Justice Court.

Knowing these steps and your rights can help ensure your rental remains a safe, healthy home.

Need Help? Resources for Renters

• Mississippi Justice Court information – find your local court and tenant complaint resources
• Mississippi Center for Legal Services – legal help for low-income renters
• Mississippi Residential Landlord and Tenant Act – view the full tenant rights legislation

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1. Mississippi Residential Landlord and Tenant Act, Section 89-8-23
2. Mississippi Justice Court – Landlord/Tenant Dispute Resolution
3. Mississippi Center for Legal Services

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