How Long Does a Landlord Have to Make Repairs in New Hampshire?

If you're renting in New Hampshire and your rental unit needs repairs, you have important legal protections. Understanding how long a landlord has to fix issues, what qualifies as an urgent repair, and your next steps can help you protect your rights and ensure your home remains safe and habitable. This guide covers landlord repair timelines, the complaint process, and official resources just for New Hampshire renters.

Repair Timelines Under New Hampshire Law

New Hampshire law requires landlords to keep rental units in a safe and livable condition. This duty is called the warranty of habitability. State law is found in NH RSA Chapter 48-A: Residential Landlord-Tenant Act.^[1] The law covers things like heat, plumbing, hot water, locks, and ensuring the property is structurally sound.

How Quickly Must a Landlord Fix a Problem?

• Emergencies (like lack of heat in winter, major water leaks, or no running water): Landlords must respond as soon as possible—usually within 24 hours or less.
• Non-Emergency Repairs (leaky faucet, broken window, minor appliance issues): Generally, the landlord is expected to make repairs within a "reasonable time." New Hampshire law doesn't define this exactly, but 14 days is commonly accepted for most non-urgent issues.

If your landlord ignores written repair requests or unreasonably delays, you have the right to take action.

What Issues Must Landlords Fix?

• Broken plumbing or no hot water
• No heat (especially October 15–May 15, when minimum required temp is 65°F)
• Unsafe electrical wiring
• Pest infestations
• Broken windows, locks, or doors creating safety risks
• Other issues affecting health, safety, or basic living needs

If a repair involves an issue not listed above but still makes the unit unsafe or unfit, it may still fall under the warranty of habitability.

How to Request Repairs

• Submit a written request describing the problem and date you noticed it
• Keep a copy for your records and document the issue (photos, dated notes)
• Send by email, certified mail, or deliver in person

What If My Landlord Doesn't Respond?

If your landlord doesn't act within a reasonable time, you can take further steps. You might be allowed to pay for some repairs yourself and deduct the cost from your rent—but only if you follow very specific rules under the law. Never withhold rent without written documentation and legal advice.

If the problem persists, renters can file a formal complaint with the New Hampshire Commission for Human Rights or the New Hampshire Circuit Court, District Division: Landlord-Tenant Cases, which handle residential tenancy disputes.^[2]

Official Complaint Forms for Renters

• Petition for Landlord and Tenant Writ (NHJB-2201-DP): Use this form to start a court case against your landlord if basic repairs are not made and conditions are uninhabitable. View/download Petition for Landlord and Tenant Writ (NHJB-2201-DP). For example, file this if you must take your landlord to court for not providing required heat during winter.

Your Rights Under State Law

Your right to safe, livable housing comes from New Hampshire's Residential Landlord-Tenant Act (RSA 48-A) and related health and building codes.^[1]

If you are still unsure how to proceed, consider talking to a tenant legal aid group, or your local health or building inspector. They may inspect your rental and may issue a notice to your landlord if there is a code violation.

FAQ: Landlord Repairs in New Hampshire

1. How soon must a landlord fix no heat in winter in New Hampshire?
   Landlords are required to restore heat as quickly as possible, usually within 24 hours, especially during the heating season (October 15 to May 15).
2. Can I withhold rent if repairs aren’t completed?
   No, you should not withhold rent unless you follow specific legal steps and have strong documentation. Seek guidance before using "repair and deduct."
3. What is considered an emergency repair in New Hampshire?
   Emergencies include no heat in winter, uncontrollable water leaks, or dangerous electrical hazards. These require prompt landlord response.
4. Where do I file a complaint if repairs are not made?
   You can file through the NH Circuit Court, District Division: Landlord-Tenant Cases using the official forms.
5. Does the law require written requests for repairs?
   While not always required, written requests offer crucial proof and are highly recommended under New Hampshire law and court best practices.

Summary

• New Hampshire landlords must respond quickly to emergency repairs (usually 24 hours), and within a reasonable time—often up to 14 days—for non-emergencies.
• Always submit repair requests in writing and keep records.
• If repairs aren’t made, renters can file a complaint in court using official forms.

Need Help? Resources for Renters

• NH Circuit Court, District Division: Landlord-Tenant Cases – Handles rental repair and eviction disputes.
• NH Commission for Human Rights – For housing discrimination complaints.
• NH Legal Aid – Free legal help for tenants.
• Contact your local health or building inspector to report unsafe conditions.

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1. NH RSA Chapter 48-A: Residential Landlord-Tenant Act
2. NH Circuit Court, District Division: Landlord-Tenant Cases

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