Landlord Won't Make Repairs in Indiana: What Can I Do?
This page covers what Indiana law says a landlord must keep in working order. It covers how to ask for repairs and what happens if the landlord does not fix the problem. It also covers risky steps such as stopping rent.
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Indiana's landlord duties chapter (Indiana Code 32-31-8) covers what a landlord must provide. One example is a home that is safe, clean, and fit to live in. It applies only to homes rented under a rental agreement made after June 30, 2002. It does not apply to homes rented with an option to buy under an agreement made before July 1, 2008.
✓ Sources checked October 3, 2026
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Your Indiana landlord must hand over the home in a safe and clean condition that is fit to live in, as the rental agreement says.
✓ Sources checked October 3, 2026
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Your Indiana landlord must keep electrical systems (the home's electric power) in good and safe working condition. This is required if the home had them when the rental agreement was made.
✓ Sources checked October 3, 2026
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If the home came with a heating system when the rental agreement was made, your landlord must keep it in good and safe working condition. A heating system must supply enough heat at all times.
✓ Sources checked October 3, 2026
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If the home had plumbing systems (water pipes) when the rental agreement was made, your landlord must keep them in good and safe working condition. They must give a reasonable supply of hot and cold running water at all times.
✓ Sources checked October 3, 2026
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Your Indiana landlord must follow all health and housing codes that apply to the rental property.
✓ Sources checked October 3, 2026
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Indiana's landlord duties chapter (Indiana Code 32-31-8) is the law on what a landlord must provide. A landlord or tenant cannot give up this chapter by contract or otherwise. An agreement to give it up has no legal effect.
✓ Sources checked October 3, 2026
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The Indiana Supreme Court's small claims manual says tenants must tell the landlord promptly when essential repairs, or repairs agreed on, are needed. It says to do this in writing if possible. It says the best practice is to document every repair request in writing.
✓ Sources checked October 3, 2026
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Keep a copy of every repair request. Write down the date you sent it and how you sent it. Take dated photos of the problem. A judge can then see what you told your landlord and when.
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Before you can sue your Indiana landlord under IC 32-31-8 (the landlord duties chapter), you must give the landlord notice of the problem. The landlord must have a reasonable amount of time to fix it. You may not keep the landlord out of the home to make repairs. You can sue only if the landlord fails or refuses to fix the problem in your notice. Put your notice in writing and keep a copy.
RenterLaw editorial Vermillion County Health Department (copy of IC 32-31-7 and 32-31-8, current to at least P.L.266-2017) IC 32-31-8-6(b)✓ Sources checked October 3, 2026
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If you win a case to enforce your landlord's duties under Indiana Code 32-31-8, the court may order the landlord to pay money. That depends on what fits the case. The money can cover your actual losses, your attorney's fees, and court costs. The court can also order other fixes that fit the case. You get this money only if you win your case and your landlord pays.
RenterLaw editorial Vermillion County Health Department (copy of IC 32-31-7 and 32-31-8, current to at least P.L.266-2017) IC 32-31-8-6(d)✓ Sources checked October 3, 2026
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In a 2023 Indiana Court of Appeals case, a renter moved out and stopped paying rent after a dispute over the condition of the house. The court said she was not excused from paying rent and utilities (home service bills) from October to February. It found she did not give the landlord a reasonable opportunity to fix problems she identified after moving in. One judge agreed in part and disagreed in part. If a court later disagrees, you can owe the rent and face eviction. Get legal help first.
RenterLaw editorial Indiana Court of Appeals, Wang v. Sun, No. 22A-SC-1473 (June 23, 2023) Wang v. Sun, panel✓ Sources checked October 3, 2026
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