Landlord Repair Responsibilities in New Hampshire

Renters in New Hampshire have important rights when it comes to safe and livable homes. If something breaks or creates an unsafe condition in your rental unit, state law specifies what your landlord must fix. This guide explains your rights, required repairs, and the steps to take if something goes wrong.

What Repairs Are Landlords Responsible for in New Hampshire?

Under New Hampshire law, landlords are required to maintain rental units so they are safe and fit to live in. This is called the "implied warranty of habitability." RSA 48-A, New Hampshire Housing Standards sets out these duties.^[1]

• Ensuring the building meets health and safety codes
• Maintaining all electrical, plumbing, heating, and other facilities in good working order
• Supplying heat, hot water, and running water (unless your lease says otherwise for some utilities)
• Removing hazardous conditions, such as pests, lead hazards, or mold

Some minor maintenance (like changing light bulbs) may be your responsibility if your lease says so, but major repairs and keeping the home safe are always the landlord's responsibility.

How to Request Repairs from Your Landlord

If you need a repair, start by letting your landlord know as soon as possible. It's best to make repair requests in writing. This way you have a record if you need to take further action.

• Email, mail, or hand-deliver a repair request letter describing the problem
• Include the date, your address, and what needs to be fixed
• Keep a copy for your records

If the repair is urgent, such as no heat in winter or unsafe conditions, state that the issue is an "emergency." Landlords are expected to make emergency repairs quickly to protect your safety.

Official Forms for Repairs and Complaints

• New Hampshire Tenant Request for Repairs (no official form or number): New Hampshire does not provide a state-issued tenant repair request form, but writing a clear letter or email serves the purpose. For guidance, see New Hampshire Consumer Sourcebook: Landlord/Tenant.^[2]
  Example: "My apartment's heat has not been working for three days. Please repair it as soon as possible."
• Housing Code Complaint Form (local level): If your landlord doesn't fix a condition that violates local health or safety codes, you can file a complaint with your city or town's housing or code enforcement office.
  Example: "My ceiling is leaking, and my landlord has not repaired it after my written request."

What If Your Landlord Ignores Repair Requests?

If you have asked for repairs and your landlord does not respond:

• Contact your local health or building inspector for a safety inspection
• If violations are found, the landlord may be ordered to fix the problem

Landlords who don't make urgent or legally-required repairs may face penalties. You may also have options such as withholding rent or making the repair yourself and deducting from rent, but you must follow state laws and procedures exactly.

Applying to Court for Repairs

If repairs still aren't made, you may file a claim in the court that handles landlord-tenant disputes:

• New Hampshire Circuit Court – District Division: Handles residential tenancy claims, including repair and maintenance issues.^[3]

To file, use the Landlord and Tenant Writ (NHJB-2340-DP).

• When and How: Use this form if you are seeking court-ordered repairs, or if your landlord begins eviction proceedings after you withhold rent over unsafe conditions.
  Example: You reported unsafe wiring, your landlord did nothing, and now you need the court to intervene to fix the problem.

Laws Protecting New Hampshire Renters

The main law covering rental repairs and habitability is New Hampshire RSA 48-A: Housing Standards. These rules apply to all residential rentals in the state.^[1]

FAQ: Repair Rights for NH Renters

1. What is an "emergency repair" in New Hampshire?
   Repairs that affect health or safety—like no heat in winter, burst pipes, or exposed wiring—are usually considered emergencies. Landlords must fix these quickly.
2. Can I make the repair myself and deduct the cost?
   New Hampshire allows "repair and deduct" only if certain legal steps are followed and the repair is essential for safety or health. Always make written requests first and keep receipts.
3. How long does my landlord have to make repairs?
   There are no set time frames, but urgent repairs (heat, hot water, safety) are expected to be fixed promptly. Less urgent repairs may take longer.
4. Who handles tenant-landlord disputes in New Hampshire?
   Residential tenancy disputes, including repairs, are handled by the New Hampshire Circuit Court – District Division.
5. Do I need to use a specific form to request repairs?
   No official state form is required, but written repair requests (letter or email) are strongly recommended. Check your city or town for local code complaint forms if needed.

Key Takeaways

• Landlords in New Hampshire must keep rentals safe and up to code
• Always request repairs in writing and keep copies
• If repairs aren’t made, contact local officials or the New Hampshire Circuit Court – District Division for help

Need Help? Resources for Renters

• New Hampshire Circuit Court – District Division (residential tenancy claims)
• RSA 48-A: Housing Standards (State Law)
• Local Housing/Code Enforcement Offices
• New Hampshire Consumer Sourcebook: Landlord-Tenant

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1. [1] RSA 48-A: Housing Standards
2. [2] NH DOJ Consumer Sourcebook: Landlord-Tenant
3. [3] NH Circuit Court – District Division

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