Landlord Repair Timeframes: North Dakota Renter Rights Guide

If you’re renting a home or apartment in North Dakota and something breaks—like heat in the winter or plumbing—it's important to know the legal repair deadlines and what steps to take. North Dakota has specific rules landlords must follow for repairs to keep your home habitable and safe. This guide covers how long a landlord can take to fix issues, your rights, official forms, and what to do if repairs aren’t made in time, based on official North Dakota law.

Understanding Repair Deadlines in North Dakota Rentals

In North Dakota, landlords are responsible for keeping rental properties in a fit and habitable condition, covering things like heat, plumbing, water, and electrical systems.

What Repairs Must Be Fixed and When?

• Emergency repairs (loss of heat in winter, no water or essential utilities): Usually must be fixed as soon as possible—often within 24–72 hours.
• Non-emergency repairs (leaky faucet, broken window screen): Typically expected to be addressed within a “reasonable time,” often interpreted as 14 days after written notice.

The exact “reasonable time” is not specifically defined in North Dakota law but is guided by North Dakota Century Code Chapter 47-16, which requires landlords to make repairs based on the severity and impact on habitability.^[1]

How to Request Repairs: Providing Written Notice

You should always make repair requests in writing. This protects your rights and creates a paper trail. Include:

• Your name and address
• Date and description of the repair/problem
• Clear statement you expect repair within a reasonable time (usually 14 days)

Keep a copy of all communications. If the landlord doesn’t respond, you can take further action as outlined below.

What If Landlord Does Not Make Repairs?

If your landlord does not make necessary repairs within a reasonable time after written notice, North Dakota law allows renters specific options:

• Repair and Deduct: You can fix the problem yourself (using a licensed professional if needed) and deduct the reasonable cost from rent. Save all receipts and provide a copy to your landlord. Always ensure you followed the official notice requirements first.
• Terminate the Lease: For serious issues that make the unit uninhabitable, and if the landlord does not act after written notice, you may have the right to break your lease under North Dakota Century Code § 47-16-13.4.^[1]
• File a Claim in Small Claims Court: As a last resort, you can file a civil case to recover costs or get an order for repairs. The tribunal handling these matters in North Dakota is usually the District Court (Small Claims).

Official Forms You May Need

• Notice of Repairs Needed (no official form number):
  • When to use: To notify your landlord, in writing, of a repair needed.
  • Practical example: Draft a letter or use the sample notice provided by the North Dakota Attorney General's Tenant Rights Guide.
  • Download sample notice letter (Attorney General, p. 10)
• Small Claims Court Forms:
  • When to use: If you’re seeking reimbursement, an order for repairs, or damages due to unaddressed issues.
  • Practical example: You’ve paid to fix a broken furnace after the landlord failed to act and want to recover costs.
  • Access North Dakota Small Claims Forms

Note: North Dakota does not provide a specific official form for repair deduction; simply follow the written notice and documentation procedures outlined above.

Action Steps for Renters (How-To)

Here’s how you can address repairs if your landlord isn’t responding:

• Document the issue (photos, written description, date discovered)
• Send a written notice to your landlord describing the problem
• Wait a reasonable period (typically 14 days unless urgent)
• If unresolved, consider repair and deduct or pursue legal action as detailed above

If unsure, seek support from a legal aid organization before taking further action.

Frequently Asked Questions

1. How quickly does a landlord need to fix major repairs in North Dakota?
   For emergency repairs like heat loss in winter, the law expects landlords to act as soon as possible—ideally within 24–72 hours after written notice. For non-emergencies, repairs should be made within a reasonable time, typically up to 14 days.
2. Can I withhold rent if repairs aren’t made?
   No, tenants in North Dakota generally cannot withhold rent outright. Instead, you may repair and deduct the cost or pursue other legal remedies after providing written notice. Not following the steps correctly could risk eviction.
3. What if my landlord ignores my written repair request?
   If ignored after a reasonable period, you may repair and deduct the cost (with documentation), break your lease if the unit is uninhabitable, or file a claim in small claims court.
4. Is there an official North Dakota agency for tenant-landlord disputes?
   Although there is no dedicated tribunal, most disputes are handled by the District Court (Small Claims). The North Dakota Attorney General’s Consumer Protection Division also provides guidance.
5. How can I prove I requested a repair?
   Keep written copies of all communication, including mailed letters, emails, or texts, along with photos and documentation of the problem and your notice to the landlord.

Need Help? Resources for Renters

• North Dakota Attorney General – Tenant Rights Resources
• Small Claims Court Self-Help, North Dakota Courts
• Legal Services of North Dakota – Offers free and low-cost legal aid to qualifying renters
• State of North Dakota – Renters Guide

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1. North Dakota Century Code, Chapter 47-16: Obligations of Landlord and Tenant
2. Tenant Rights – North Dakota Attorney General (2024)
3. North Dakota Courts – Small Claims Self Help

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