New Hampshire Landlord Heat and Hot Water Requirements

Every renter deserves a safe and comfortable place to live. If you're renting in New Hampshire and experiencing problems with heat or hot water in your home, it's important to know the state's requirements, your rights as a tenant, and what steps you can take.

What Are Landlords Required to Provide in New Hampshire?

New Hampshire law requires landlords to keep all rental properties safe, sanitary, and fit for human habitation. This includes basic services like heat and hot water. These requirements apply to most residential leases, unless your written agreement specifically says you are responsible for providing these services yourself.

Heat Requirements

Landlords must supply heat capable of maintaining at least 65 degrees Fahrenheit from September 15 through June 15 each year. This rule applies in all areas of the rental property intended for use by tenants—including bathrooms and living spaces—but not to unheated storage areas or garages.

• Tenants should always have working heat in their rental unit during the heating season.
• If the heating system breaks and you report the problem, the landlord must fix it promptly.

Hot Water Requirements

Landlords are responsible for providing hot water at all times unless your written lease clearly says otherwise. The hot water must be supplied in sufficient quantity for normal use.

• There is no specific temperature stated in the law, but the supply should be reasonably hot for bathing and cleaning.
• It's the landlord's duty to keep hot water equipment in good working order.

These heat and hot water requirements are set out in the New Hampshire RSA 48-A:14 – Minimum Standards for Rental Housing.¹

What Can You Do If Your Heat or Hot Water Isn't Working?

If your landlord is not providing heat or hot water, you do have rights and clear actions you can take:

1. Notify Your Landlord. Contact your landlord in writing (email or letter) as soon as you notice the issue. Clearly state the problem and request repairs.
2. Allow Reasonable Time for Repairs. Landlords generally have a "reasonable time" (often considered 14 days in New Hampshire, but much sooner for lack of heat/hot water) to fix the problem after being notified.
3. Contact Local Code Enforcement. If repairs aren't made, contact your city or town code enforcement or health officer. They can inspect your rental and order the landlord to fix the problem.
4. File a Tenant's Complaint. If issues still aren’t resolved, you can file a formal complaint.

Key Official Form: Tenant’s Complaint to Local Health Officer

• Form Name: No specific state-wide form; most towns use a Tenant Complaint or Request for Inspection form for health/code issues.
• When to Use: When you have notified your landlord but the heat or hot water is still not fixed.
• Where to Find: Check your local health or code enforcement office. Most provide a printable or online form.
• Example: If you notified your landlord and the heat still isn't working after a few days in winter, file this complaint to start an official investigation.

Which Tribunal Handles Rental Disputes in New Hampshire?

In New Hampshire, most landlord-tenant issues—including heat and hot water complaints—are handled through the New Hampshire Circuit Court – District Division.² You may file a petition there if you need further action beyond local code enforcement.

Understanding Your Rights and Responsibilities

The law is designed to protect renters and ensure homes are safe and livable. It's important to act promptly if there is no heat or hot water, but also to keep good records:

• Always communicate issues in writing (email, text, or letter).
• Document dates, times, and conditions with photos if possible.
• Allow your landlord a reasonable opportunity to fix problems before taking further steps.

This helps protect your rights if you need to involve local authorities or the courts later.

Frequently Asked Questions

1. What temperature must my landlord keep my apartment in New Hampshire?
   Landlords must maintain a minimum temperature of 65 degrees Fahrenheit from September 15 to June 15.
2. Do landlords in New Hampshire always have to provide hot water?
   Yes, unless your lease specifically says you are responsible. The landlord must provide hot water at all times.
3. Can I stop paying rent if I have no heat or hot water?
   You should not withhold rent without following legal procedures. Contact your local health officer and seek advice before withholding rent to avoid eviction.
4. How quickly does my landlord have to fix the heat in winter?
   Landlords must fix urgent issues like lack of heat as quickly as possible—often within a few days. Notify them and allow a reasonable time for repairs.
5. Where do I file an official complaint if my landlord doesn’t fix my heat?
   You can file a complaint with your local code enforcement or health officer. If unresolved, you may petition the New Hampshire Circuit Court – District Division.

Key Takeaways for New Hampshire Renters

• Landlords must provide working heat (at least 65°F) in cold months and hot water at all times.
• Notify your landlord in writing about problems and allow reasonable repair time.
• Use local health officers and the court as next steps if repairs are not made.

Staying informed and keeping good records can help you resolve issues quickly.

Need Help? Resources for Renters

• New Hampshire Circuit Court – District Division: Handles rental disputes.
• List of New Hampshire Local Public Health Officers: Find your code enforcement for complaints.
• New Hampshire Legal Aid – Housing: Offers free tenant advice and resources.
• New Hampshire RSA 48-A:14: Read the official rental minimum standards law.

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1. RSA 48-A:14 – Minimum Standards for Rental Housing (nh.gov)
2. New Hampshire Circuit Court – District Division

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