Rent Withholding Laws by State: When Tenants Can Withhold Rent
When a tenant may withhold rent or pay it into escrow over repairs, with the notice and conditions in each of the 19 states with a statute.
By Seayora Editorial Team · Published · Facts checked · 3 min read
Short answer: A tenant may stop paying rent over repairs only where a statute allows it. In 19 states covered in this guide, 8 let the tenant withhold rent after the required notice and 11 require the rent to be paid into court or an escrow account instead. Withholding outside a statute’s conditions can be treated as nonpayment.
Key takeaways
- Rent can be withheld only where a statute allows it.
- Several states require escrow or a court deposit instead of keeping the rent.
- Written notice to the landlord comes first.
- Repair-and-deduct is a different remedy with its own rules.
Can a tenant stop paying rent until repairs are made?
Only where a statute allows it, and only by following its steps. Withholding rent without meeting a statute’s conditions can be treated as nonpayment. Some states let the tenant keep the rent after giving notice; others require the rent to be paid into court or an escrow account instead, so the landlord is not paid until the repairs are made.
Which states allow it?
In California, Delaware, Florida, Massachusetts, Nevada, New Hampshire, New Mexico and Vermont, the statute lets the tenant withhold rent after the required notice. In Connecticut, Maryland, Michigan, Minnesota, New Jersey, New York, Ohio, Pennsylvania, South Dakota, Virginia and Washington, the rent is paid into court or an escrow account instead. States whose only remedy is repair-and-deduct, moving out, or a court order in the landlord’s own case are not listed.
| State | Rent withholding | Statute |
|---|---|---|
| California | No rent due 35 days after an inspector’s repair notice | Cal. Civ. Code § 1942.4; Cal. Code Civ. Proc. § 1174.2 |
| Connecticut | Sue, then pay rent to the court clerk | Conn. Gen. Stat. § 47a-14h |
| Delaware | Keep 2/3 of daily rent after 48 hours without heat or water | 25 Del. C. § 5308 |
| Florida | Withhold after 7 days’ written notice | Fla. Stat. § 83.60 |
| Maryland | Pay rent into court in a rent escrow action | Md. Code, Real Prop. § 8-211 |
| Massachusetts | Withhold; landlord must have known before arrears | M.G.L. c. 239, § 8A |
| Michigan | Rent to agency escrow without a compliance certificate | MCL 125.530, 125.401, 600.5741 |
| Minnesota | Pay rent to the court after 14 days’ written notice | Minn. Stat. §§ 504B.385, 504B.415 |
| Nevada | Withhold after 14 days’ notice; escrow it to defend | NRS 118A.355, 118A.380 |
| New Hampshire | Withhold after 14 days’ notice; pay into court if sued | RSA 540:13-d |
| New Jersey | Petition the court to have rent paid to its clerk | N.J.S.A. 2A:42-86, 2A:42-87, 2A:42-88, 2A:42-90, 2A:42-91, 2A:42-92, 2A:42-93 |
| New Mexico | Abate a third of rent if not fixed 7 days after notice | N.M. Stat. Ann. §§ 47-8-27.2, 47-8-27.1, 47-8-20, 47-8-33 |
| New York | Deposit rent with the court clerk to stay the case | N.Y. RPAPL § 755 |
| Ohio | Written notice, then deposit rent with the court clerk | Ohio Rev. Code §§ 5321.07, 5321.08, 5321.09 |
| Pennsylvania | Rent into approved escrow once a city certifies unfit | 35 P.S. § 1700-1 |
| South Dakota | Bank-account escrow if repairs exceed one month’s rent | SDCL §§ 43-32-9, 43-32-8 |
| Vermont | Withhold rent after notice if repairs are not made | 9 V.S.A. § 4458 |
| Virginia | Pay rent into court escrow after written notice | Va. Code § 55.1-1244 |
| Washington | Escrow rent after notice and a government inspection | RCW 59.18.115; RCW 59.18.070 |
What should a tenant do before withholding rent?
- Give the landlord written notice of the problem and keep a copy with the date.
- Wait the full period the statute sets, and check that the condition is one it covers.
- Where the statute requires escrow, pay the rent into the court or account it names on time.
- Keep photographs, inspection reports and every message about the repair.
Frequently asked questions
Can I withhold rent if my landlord will not make repairs?
Only in a state whose statute allows it, after giving the notice it requires. The table lists those states, and each answer page gives the conditions.
What is rent escrow?
Paying the rent into court or an escrow account instead of to the landlord while a repair dispute is decided. Several states require this instead of letting the tenant keep the rent.
Is rent withholding the same as repair and deduct?
No. Repair-and-deduct lets the tenant pay for a repair and subtract the cost from rent, and it has its own limits.
State-by-state rules
- Can a tenant withhold rent for repairs? — compared across 19 states
- Can a tenant repair and deduct from rent? — compared across 19 states
Sources
- California: Cal. Civ. Code § 1942.4; Cal. Code Civ. Proc. § 1174.2, California Codes (California Legislative Information)
- California: Cal. Civ. Code § 1942.4; Cal. Code Civ. Proc. § 1174.2, California Codes (California Legislative Information)
- Connecticut: Conn. Gen. Stat. § 47a-14h, Connecticut General Statutes (Connecticut General Assembly)
- Delaware: 25 Del. C. § 5308, Delaware Code (Delaware General Assembly)
- Florida: Fla. Stat. § 83.60, Florida Statutes (The Florida Senate)
- Maryland: Md. Code, Real Prop. § 8-211, Maryland Code (Maryland General Assembly)
- Massachusetts: M.G.L. c. 239, § 8A, General Laws of Massachusetts (Massachusetts Legislature)
- Michigan: MCL 125.530, 125.401, 600.5741, Michigan Compiled Laws (Michigan Legislature)
- Michigan: MCL 125.530, 125.401, 600.5741, Michigan Compiled Laws (Michigan Legislature)
- Michigan: MCL 125.530, 125.401, 600.5741, Michigan Compiled Laws (Michigan Legislature)
- Minnesota: Minn. Stat. §§ 504B.385, 504B.415, Minnesota Statutes (Office of the Revisor of Statutes)
- Minnesota: Minn. Stat. §§ 504B.385, 504B.415, Minnesota Statutes (Office of the Revisor of Statutes)
- Nevada: NRS 118A.355, 118A.380, Nevada Revised Statutes (Nevada Legislature)
- Nevada: NRS 118A.355, 118A.380, Nevada Revised Statutes (Nevada Legislature)
- New Hampshire: RSA 540:13-d, New Hampshire Revised Statutes (General Court of New Hampshire)
- New Jersey: N.J.S.A. 2A:42-86, 2A:42-87, 2A:42-88, 2A:42-90, 2A:42-91, 2A:42-92, 2A:42-93, Justia (unofficial copy of the code)
- New Jersey: N.J.S.A. 2A:42-86, 2A:42-87, 2A:42-88, 2A:42-90, 2A:42-91, 2A:42-92, 2A:42-93, Justia (unofficial copy of the code)
- New Jersey: N.J.S.A. 2A:42-86, 2A:42-87, 2A:42-88, 2A:42-90, 2A:42-91, 2A:42-92, 2A:42-93, Justia (unofficial copy of the code)
- New Jersey: N.J.S.A. 2A:42-86, 2A:42-87, 2A:42-88, 2A:42-90, 2A:42-91, 2A:42-92, 2A:42-93, Justia (unofficial copy of the code)
- New Jersey: N.J.S.A. 2A:42-86, 2A:42-87, 2A:42-88, 2A:42-90, 2A:42-91, 2A:42-92, 2A:42-93, Justia (unofficial copy of the code)
- New Jersey: N.J.S.A. 2A:42-86, 2A:42-87, 2A:42-88, 2A:42-90, 2A:42-91, 2A:42-92, 2A:42-93, Justia (unofficial copy of the code)
- New Jersey: N.J.S.A. 2A:42-86, 2A:42-87, 2A:42-88, 2A:42-90, 2A:42-91, 2A:42-92, 2A:42-93, Justia (unofficial copy of the code)
- New Mexico: N.M. Stat. Ann. §§ 47-8-27.2, 47-8-27.1, 47-8-20, 47-8-33, Justia (unofficial copy of the code)
- New Mexico: N.M. Stat. Ann. §§ 47-8-27.2, 47-8-27.1, 47-8-20, 47-8-33, Justia (unofficial copy of the code)
- New Mexico: N.M. Stat. Ann. §§ 47-8-27.2, 47-8-27.1, 47-8-20, 47-8-33, Justia (unofficial copy of the code)
- New Mexico: N.M. Stat. Ann. §§ 47-8-27.2, 47-8-27.1, 47-8-20, 47-8-33, Justia (unofficial copy of the code)
- New York: N.Y. RPAPL § 755, New York Consolidated Laws (New York State Senate)
- Ohio: Ohio Rev. Code §§ 5321.07, 5321.08, 5321.09, Ohio Revised Code (Ohio Legislative Service Commission)
- Ohio: Ohio Rev. Code §§ 5321.07, 5321.08, 5321.09, Ohio Revised Code (Ohio Legislative Service Commission)
- Ohio: Ohio Rev. Code §§ 5321.07, 5321.08, 5321.09, Ohio Revised Code (Ohio Legislative Service Commission)
- Pennsylvania: 35 P.S. § 1700-1, Pennsylvania Statutes (Pennsylvania General Assembly)
- South Dakota: SDCL §§ 43-32-9, 43-32-8, South Dakota Codified Laws (South Dakota Legislature)
- South Dakota: SDCL §§ 43-32-9, 43-32-8, South Dakota Codified Laws (South Dakota Legislature)
- Vermont: 9 V.S.A. § 4458, Vermont Statutes (Vermont General Assembly)
- Virginia: Va. Code § 55.1-1244, Code of Virginia (Virginia General Assembly)
- Washington: RCW 59.18.115; RCW 59.18.070, Revised Code of Washington (Washington State Legislature)
- Washington: RCW 59.18.115; RCW 59.18.070, Revised Code of Washington (Washington State Legislature)
How Seayora helps
Maintenance requests: A repair request filed in Seayora keeps the date it was made and every update after it, so owner and tenant are working from the same date.
This article is general information, not legal advice. Landlord-tenant law varies by state and city and changes often, so check the current rule for your property and talk to an attorney before acting on a dispute.
How we write and check these guides: editorial standards.
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