Emergency Repairs: Your Rights to Call a Professional in Rhode Island

If you’re renting in Rhode Island and face an urgent repair—such as a broken heater in winter, burst pipe, or exposed wiring—it’s important to know when you have the right to hire a professional yourself. Rhode Island law sets clear rules to protect tenant health and safety, while also outlining what you must do before taking action. This guide breaks down your rights, steps to follow, and where to get help if your landlord isn’t responding to emergency repair needs.

What Qualifies as an Emergency Repair?

Under Rhode Island law, an emergency repair is any repair that, if not fixed immediately, endangers your health or safety or makes your rental unit uninhabitable. Common examples include:

• No heat during cold months
• Burst or leaking pipes
• Loss of electricity or water (not due to utility company issues)
• Serious roof leaks or flooding
• Dangerous electrical problems

Rhode Island’s Residential Landlord and Tenant Act sets the standards for what must be repaired and outlines your rights if repairs are not made in a timely way¹.

When Can You Hire an Emergency Repair Professional?

According to Rhode Island General Laws § 34-18-28, if a landlord fails to address essential repairs affecting health or safety within a reasonable time after written notice, you may be allowed to arrange the work and deduct the cost from your rent². However, these specific conditions must be met:

• You must give the landlord written notice describing the issue
• The landlord has 20 days to fix non-urgent, but for emergencies, a "reasonable time" is expected—often much faster
• If the problem is not fixed, you may have the right to hire a licensed professional and deduct reasonable repair costs from your rent (limited to one month’s rent or $125, whichever is greater)

If you have questions about whether your situation qualifies, contact the Rhode Island Attorney General’s Consumer Protection Unit or a legal aid office.

Required Steps Before Making Repairs Yourself

Acting too quickly can risk breaking your lease. Be sure to follow these steps to protect your rights:

• Give the landlord written notice of the emergency repair. You can use certified mail or email if your lease allows.
• Keep a copy of all communications and, if possible, take photos of the issue for documentation.
• Wait a reasonable time for the landlord to respond—how long depends on how urgent the issue is (e.g., immediately if there is flooding).
• If there’s no adequate response and the repair seriously threatens health or safety, you may hire a qualified, licensed professional for only what’s needed to address the emergency.
• Save receipts and provide copies to your landlord when deducting repair costs from future rent payments.

Official Forms for Renters in Rhode Island

• Notice to Landlord to Correct Conditions (Self-Help Repairs Form)
  Use when: Notifying your landlord of an unsafe condition that needs urgent repair.
  How: Deliver this completed notice to your landlord before hiring anyone for repairs. Document delivery (by certified mail or email with confirmation).
  Download official Rhode Island District Court Form #DC-86 – Notice of Unsafe Condition
• Proof of Repair and Receipts
  Use when: Submitting actual invoices and receipts to your landlord after work is completed and before deducting the repair cost from your rent.
  How: Send copies of professional receipts and a brief written statement referencing your prior notice.
  Visit Rhode Island Courts for additional tenant forms

Who Handles Disputes About Repairs?

In Rhode Island, repair-related disputes between renters and landlords are handled through the Rhode Island District Court, Housing Division. If your landlord refuses to reimburse you or threatens eviction for using the emergency repair option, you may contact the court for guidance or file a formal complaint.

Habitability and Tenant Rights Under Rhode Island Law

The Rhode Island General Laws § 34-18-22 outline a landlord’s duty to keep rental homes habitable—meeting health, safety, and building codes. If the landlord fails, the tenant may have specific remedies, but must follow the statutory process to avoid legal issues.

Summary:

Renters facing a repair emergency in Rhode Island should provide prompt written notice, wait a reasonable response time, and may then—if the landlord neglects to act—contract out repair work within legal cost limits. Documentation is critical to protect your rights in any potential dispute.

Frequently Asked Questions

1. Can I deduct emergency repair costs from my rent in Rhode Island?
   Yes, but only if you gave your landlord written notice, waited a reasonable time (or acted immediately if the issue threatens health/safety), and followed legal limits on costs. Provide receipts and evidence when deducting.
2. What qualifies as a repair emergency under Rhode Island law?
   Anything that endangers your health or safety, such as loss of heat, major leaks, power outages, or hazardous conditions covered by state health and building codes.
3. Do I have to use a licensed professional for repairs?
   Yes. Rhode Island requires you to hire a properly qualified and licensed contractor for emergency repairs paid out of rent deductions.
4. What should I do if my landlord refuses to reimburse or retaliates?
   You can file a complaint or seek guidance from the Rhode Island District Court, Housing Division or contact legal aid for assistance.
5. Is there a specific form I need to give my landlord?
   Yes, use the Notice to Landlord to Correct Conditions (Form #DC-86) to document the issue before arranging repairs.

Key Takeaways

• Always give written notice and time for your landlord to respond before hiring professional repairs.
• Emergency repairs not addressed promptly may allow you to fix the issue and deduct limited costs from rent.
• Keep excellent records and use Rhode Island’s official forms to protect your rights.

Need Help? Resources for Renters

• Rhode Island District Court, Housing Division – Handles repair and rental disputes
• Rhode Island Attorney General – Consumer Protection Unit – For unsafe housing complaints
• Rhode Island Legal Services – Free or low-cost legal help for renters
• Full text of the Rhode Island Residential Landlord and Tenant Act
• Download Notice of Unsafe Condition (Form #DC-86)

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1. Rhode Island Residential Landlord and Tenant Act
2. Allowable self-help repairs and rent deduction (§34-18-28)
3. Official Notice to Landlord to Correct Conditions (Form #DC-86)
4. Rhode Island District Court, Housing Division

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