Landlord-tenant relationships can become complicated, especially when property conditions, legal compliance, or fair treatment are in question. Tenants have several avenues for reporting landlords who fail to meet their legal duties. Understanding these channels not only helps tenants protect their rights, but also helps landlords stay compliant and avoid costly disputes.
This in-depth guide breaks down where tenants can file complaints, what each authority handles, and how landlords can prevent issues through best practices and documentation.
Who Can Tenants Report Landlords To?
- City or County Housing Authority: Handles code violations, habitability complaints, and unsafe living conditions. Most large cities and counties have a housing authority or code enforcement office that inspects rental properties for compliance.
- Local Code Enforcement: Investigates issues like broken plumbing, heating, electrical hazards, mold, pests, or structural problems.
- Health Department: Responds to health hazards such as mold, lead paint, sewage leaks, or infestations that threaten tenant health.
- Fair Housing Agencies: Tenants who believe they’ve been discriminated against based on race, religion, disability, family status, or other protected characteristics can file complaints with local, state, or federal fair housing agencies (including HUD).
- State Attorney General: Handles broader violations of state landlord-tenant law, including illegal evictions, failure to return security deposits, or systemic abuses.
- Court System: Tenants can sue landlords for failing to make repairs, illegal eviction, or violating lease terms. Small claims court is often used for money disputes or deposit issues.
- Police: If a landlord locks out a tenant, harasses them, or threatens violence, tenants can call the police for immediate help and to document the incident.
Understanding Tenant Rights
Tenants are entitled to:
- A habitable and safe living environment
- Freedom from discrimination
- Proper notice before entry or eviction
- Return of security deposits in accordance with state law
- Protection from retaliation for reporting problems
Landlords who ignore these rights risk complaints, fines, lawsuits, and damage to their reputation.
How Each Agency Handles Complaints
City or County Housing Authority & Code Enforcement
When a tenant reports code violations or unsafe conditions, housing authorities or code enforcement officers usually:
- Take the tenant’s complaint by phone, online, or in person
- Schedule an inspection of the property
- Document violations and issue a notice to the landlord to correct problems
- Set a deadline for repairs and follow up
- Impose fines or take legal action if the landlord fails to comply
Health Department
For health hazards like mold, sewage leaks, or infestations, the health department may:
- Conduct an inspection
- Order remediation or cleaning
- Fine landlords for unsafe conditions
- In severe cases, condemn the property until repairs are made
Fair Housing Agencies
Discrimination complaints are handled by local, state, or federal agencies (like HUD). The process often includes:
- Filing a formal complaint
- Investigation and interviews
- Mediation or settlement efforts
- Fines, penalties, or lawsuits if discrimination is proven
State Attorney General
State AGs investigate serious or repeated violations of landlord-tenant law. They may:
- Issue warnings or fines
- File lawsuits against landlords or property managers
- Enforce statewide standards and protect tenant rights
Court System
Tenants can sue landlords for unresolved repairs, illegal eviction, or deposit disputes. Courts can:
- Award damages to tenants
- Order landlords to make repairs
- Enforce lease and legal requirements
Police
Police intervene in emergencies—like illegal lockouts, threats, or harassment. Officers may:
- Order the landlord to restore access
- Document the incident in a police report
- In some states, arrest landlords for criminal violations
Landlord Best Practices to Avoid Complaints
- Maintain properties in safe, habitable condition
- Respond quickly to repair requests and document all actions
- Communicate clearly and respectfully with tenants
- Know and follow fair housing laws
- Document all notices, repairs, and tenant communications
- Return security deposits as required by law
- Never retaliate against tenants for reporting issues
Documentation: Your Best Defense
Keep detailed records of:
- Repair and maintenance logs
- Inspection reports
- All communications with tenants
- Lease agreements and amendments
- Photos of property condition before and after tenancy
If a complaint arises, strong documentation can protect you and resolve disputes faster.
Real Case Examples
Example 1: A tenant in New York reported a landlord to the housing authority for lack of heat. After inspection, the landlord was ordered to repair the boiler and fined for non-compliance.
Example 2: In Texas, a tenant filed a fair housing complaint after being denied a reasonable accommodation for a disability. The landlord settled and updated their policies.
Example 3: A Florida tenant called the police after being illegally locked out. The landlord was forced to restore access and paid damages in court.
Prevention Tips
- Proactively inspect and maintain your properties
- Educate yourself on local, state, and federal laws
- Provide tenants with clear instructions for reporting problems
- Address complaints quickly—don’t let issues escalate
Common Mistakes Landlords Make
- Ignoring tenant complaints or delaying repairs
- Failing to document repairs, notices, or communications
- Retaliating against tenants for reporting issues
- Violating fair housing laws (even unintentionally)
- Trying to evict tenants without a court order
Quick Reference Cheat Sheet: Who Can Tenants Report Landlords To?
– Housing Authority/Code Enforcement: Unsafe or uninhabitable conditions
– Health Department: Mold, infestations, sewage, health hazards
– Fair Housing Agency: Discrimination
– State Attorney General: Serious or repeated legal violations
– Courts: Repairs, illegal eviction, deposit disputes
– Police: Lockouts, threats, harassment, emergencies
AAOL Call to Action
Protect your rental business—get legal templates, compliance guides, and expert support from the American Association of Landlords (AAOL). Join AAOL today at aaol.org for trusted resources and professional guidance.
This article is for informational purposes only and does not constitute legal advice. Always check your state laws and consult a qualified attorney for specific guidance.
