What to Do When Your Landlord Won't Fix Things in NYC

Your landlord is legally required to maintain your apartment in a habitable condition. When they ignore repair requests, you have powerful legal tools at your disposal — from 311 complaints to Housing Court. Here's exactly what to do, step by step.

Step 1: Put It in Writing First

Before escalating, send a written repair request. This creates a paper trail and is required before some legal remedies.

✓Email or text your landlord/super with the specific repair needed
✓Include photos of the condition
✓State a reasonable deadline (7 days for non-emergency, 24 hours for heat/hot water)
✓Save all responses — or document if there is no response

Step 2: Call 311

If your landlord doesn't respond, call 311 or visit 311.nyc.gov to file a complaint. This dispatches an HPD inspector to your building. When an inspector finds violations, they issue a formal notice to the landlord requiring correction within a specific timeframe.

You can track the status of your complaint online at hpdonline.hpdnyc.org. RenterBuzz pulls this same HPD violation data — so future renters can see your building's complaint history before they sign a lease.

Step 3: Document Everything

✓Take timestamped photos and videos of the condition
✓Keep a written log with dates each time you request repairs
✓Save all texts, emails, and voicemails
✓If conditions affect your health, get a doctor's note
✓Note any rent payments you make during the dispute

Step 4: File an HP Action in Housing Court

If 311 complaints don't work, you can file an HP (Housing Part) Action in NYC Housing Court — for free, without a lawyer. This is a petition asking a judge to order your landlord to make repairs.

You can file at any NYC Housing Court. Bring your documentation, photos, and any HPD inspection reports. The court can order repairs and impose fines on the landlord for non-compliance.

Step 5: Rent Withholding (Use Carefully)

NYC law allows tenants to withhold rent when a landlord fails to maintain habitable conditions — but this must be done through proper legal channels, not unilaterally. Never simply stop paying rent without legal guidance, as this can result in eviction proceedings.

The proper process involves filing a formal rent withholding petition in Housing Court. Consider contacting the Legal Aid Society or Met Council on Housing before taking this step.

Emergency Repairs: Heat and Hot Water

Heat and hot water failures require immediate action:

✓Call 311 immediately — HPD has emergency response for heat complaints
✓Document the temperature in your apartment with a thermometer
✓NYC law requires heat of at least 68°F when outdoor temps drop below 55°F (Oct 1 – May 31)
✓Hot water must be at least 120°F at the tap, 24/7 year-round
✓In severe cases, you may be entitled to rent reduction or temporary housing

Free Legal Help

You don't have to navigate this alone:

NYC Right to Counsel: Free lawyers in Housing Court for qualifying tenants
Legal Aid Society: legalaidnyc.org
Met Council on Housing: metcouncilonhousing.org · Hotline: 212-979-0611
NYC Housing Court Help Center: Free assistance at every Housing Court location

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