Rhode Island landlord repair laws

What your landlord is required to fix, how long they have once you put it in writing, and what Rhode Islandlaw lets you do if they don't.

What your landlord must maintain

Under R.I. Gen. Laws § 34-18-22, a landlord must comply with applicable building and housing codes affecting health and safety, make all repairs necessary to put and keep the premises in a fit and habitable condition, maintain all electrical, plumbing, sanitary, heating and air-conditioning facilities, and supply running water and reasonable hot water at all times and reasonable heat between October 1 and May 1.

Conditions the statute covers

• ✓No working heat
• ✓No running water
• ✓No hot water
• ✓Electrical system not working or unsafe
• ✓Plumbing not in working order
• ✓Sewage backup or unsanitary conditions
• ✓Air conditioning not working (where supplied)
• ✓Supplied appliances not working — stove, refrigerator
• ✓Unsafe floors, stairs, railings, ceiling, or roof
• ✓Roof, window, or plumbing leak causing damage
• ✓Mold growth
• ✓Rodent or insect infestation
• ✓Common areas unsafe or unsanitary
• ✓No garbage receptacles or removal
• ✓Broken exterior door, window, or lock
• ✓Building or housing code violation

What you can do about it

Once written notice has been given and the statutory period has passed, you may terminate the rental agreement, recover actual damages and obtain injunctive relief under § 34-18-28(b) — including reasonable attorney's fees where the noncompliance is willful — repair the condition and deduct its cost under § 34-18-30, and exercise the essential-services remedies in § 34-18-31.

Repair-and-deduct limit: under § 34-18-30 the reasonable cost of compliance must be less than $500 in the aggregate per year, and the landlord has twenty days after written notice to comply or demonstrate ongoing good-faith efforts. (Shown for a $1,500 monthly rent where the limit depends on rent.)

Retaliation is illegal

R.I. Gen. Laws § 34-18-46 provides that evidence of a complaint within six months before an alleged act of retaliation creates a presumption of retaliation, with the remedies of § 34-18-34 including up to three months' periodic rent or threefold actual damages, whichever is greater, and reasonable attorney's fees.

Common questions

How long does a landlord have to make repairs in Rhode Island?

Under R.I. Gen. Laws § 34-18-28(a), the rental agreement terminates on a date not less than thirty days after your receipt of this notice if the breach is not remedied in twenty days. That clock starts when your landlord receives written notice — which is why how you send it matters.

Can I withhold rent or repair it myself in Rhode Island?

Rhode Island allows repair-and-deduct within limits: under § 34-18-30 the reasonable cost of compliance must be less than $500 in the aggregate per year, and the landlord has twenty days after written notice to comply or demonstrate ongoing good-faith efforts. You must give written notice first, and the statutory waiting period must pass before you act.

Can my landlord retaliate if I ask for repairs in Rhode Island?

R.I. Gen. Laws § 34-18-46 provides that evidence of a complaint within six months before an alleged act of retaliation creates a presumption of retaliation, with the remedies of § 34-18-34 including up to three months' periodic rent or threefold actual damages, whichever is greater, and reasonable attorney's fees.

Do I have to put a repair request in writing in Rhode Island?

Yes — and it is the single most important step. Under R.I. Gen. Laws §§ 34-18-28, 34-18-30, the landlord's obligations and your remedies run from written notice. A text message or a phone call generally leaves you arguing about whether and when your landlord was told.

Verified against Rhode Island's published statute text on August 11, 2026 — read the statute yourself. General information, not legal advice. We are not a law firm.