Demanding Move-In Repairs: A Pennsylvania Renter's Guide

Moving into a new rental home in Pennsylvania should feel exciting and safe. But what if you walk in and spot leaks, broken appliances, or unsafe conditions? As a renter, you have the right to demand necessary repairs before you move in. Knowing how to document, request, and follow up with your landlord can make all the difference when securing a safe and comfortable start in your new space.

Understanding Your Right to a Safe Home

Under Pennsylvania law, landlords must provide rental units that are habitable—meaning safe, sanitary, and up to local codes. This is known as the "implied warranty of habitability," which ensures renters have a livable home at move-in and throughout their tenancy. Landlords must fix or address major issues like broken heating, plumbing leaks, mold, unsafe wiring, pest infestations, or any code violations before a tenant's move-in date.^[1]

Inspecting the Unit Before Move-In

Before signing your lease or moving in, schedule a walkthrough with your landlord or property manager. This lets you identify any concerns and document the unit’s condition.

• Check electrical outlets, lights, and appliances
• Turn on all faucets and showerheads
• Inspect windows and doors for locks and seals
• Look for mold, pests, or odor
• Examine smoke detectors and carbon monoxide alarms

How to Formally Demand Repairs Before Move-In

If you discover issues, it’s best to act fast and keep everything in writing. Here’s how to demand repairs before your move-in date:

• List repair needs: Describe each issue clearly and specifically (e.g., "kitchen sink leaks under cabinet").
• Contact your landlord in writing: Use email, certified mail, or your landlord’s preferred official form if available.
• Request repairs be completed before your move-in date: Give a reasonable deadline and keep a copy of the request.
• Follow up: If possible, arrange a second inspection to confirm that repairs were made before moving in.

Official Pennsylvania Forms for Renters

• Pennsylvania Rental Inspection Checklist (no standardized state form): Many cities like Philadelphia require rental property inspection certificates. For example, Philadelphia tenants can request the Rental License and Certificate of Rental Suitability from their landlord before move-in.
  When to use: Request this document to ensure the property meets basic safety and maintenance requirements.
  Example: Before moving in, ask your landlord for a current Certificate of Rental Suitability and Lead Safe Certification (for homes built before 1978 in Philadelphia).
• Written Repair Request (recommend using "Sample Repair Request Letter"): While there is no official state repair request form, you can use Pennsylvania Legal Aid’s sample tenant letters to formally request repairs.
  When to use: Send this letter if you discover major problems in your soon-to-be rental unit.
  Example: Email or mail the sample letter to your landlord with a detailed list of required repairs before move-in.

Next Steps If Repairs Aren't Made

If your landlord refuses or delays necessary repairs, you have several options:

• Contact your local housing code enforcement office or Pennsylvania Department of Community & Economic Development.
• If you’re in Philadelphia, report violations to Licenses and Inspections (L&I).
• Consider mediation or legal action through your local Magisterial District Court.

The Pennsylvania Magisterial District Courts handle disputes between landlords and tenants about repairs, rent, and other tenancy matters.

Pennsylvania Rental Laws: What Protects You?

Pennsylvania does not have a single statute for landlord-tenant rights, but crucial legal protections come from the Landlord and Tenant Act of 1951. This act covers lease agreements, security deposits, and how landlords must keep rental properties habitable.^[2]

• Landlords must provide safe, livable conditions
• Disclosures may be required for lead paint (homes built before 1978)
• Repairs that affect health and safety are a legal obligation

Summary of Pre-Move-In Action Steps

• Inspect the property before moving in
• Write and send a formal repair request to your landlord
• Request relevant certificates and inspection records
• Follow up if repairs are delayed or refused
• Contact local or state authorities for unresolved safety issues

Frequently Asked Questions

1. Can my landlord refuse to make repairs before I move in?
   Landlords must complete repairs that make the home safe and habitable, according to Pennsylvania law. If they refuse, you can delay move-in, contact local code enforcement, or file a complaint with the Magisterial District Court.
2. What proof should I keep when I request repairs?
   Always save copies of emails, letters, photos, and any official city inspection forms or certificates you receive.
3. Do I have a right to break my lease if repairs aren't made?
   If the issues make the home uninhabitable and your landlord fails to make repairs, Pennsylvania law may allow you to terminate your lease or seek legal remedy through the courts.
4. Is there an official Pennsylvania repair request form?
   No statewide form exists, but using a written repair request—like those provided by Pennsylvania Legal Aid—offers proof and clarity.
5. Who can I report unsafe move-in conditions to?
   You can contact your city’s housing code enforcement office or use the resources of the Pennsylvania Department of Community & Economic Development for help.

Key Takeaways for Renters

• Pennsylvania law protects your right to a safe, habitable home at move-in
• Always inspect and document the rental property before moving in
• Request repairs in writing and keep copies for your records

Need Help? Resources for Renters

• Pennsylvania Magisterial District Courts: Handles tenant-landlord disputes
• Pennsylvania Department of Community & Economic Development: Housing Resources
• Pennsylvania Legal Aid Network: Free legal help for renters
• City of Philadelphia Licenses and Inspections: For city renters with housing complaints
• EPA Lead Paint Disclosure: Know your rights regarding lead paint hazards

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1. "Implied warranty of habitability" is protected under Pennsylvania case law and municipal housing codes: Philadelphia Renter-Tenant Rights
2. See the Landlord and Tenant Act of 1951 (Pennsylvania General Assembly)

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