Landlord repairs in Louisiana

The landlord must keep the home in a condition suitable for the purpose it was leased and make all repairs that become necessary during the lease, except damage the tenant caused (arts. 2682, 2691). The landlord also warrants the home is free of vices or defects that prevent its use, including defects that arise after move-in and defects the landlord did not know about (arts. 2696–2697). (La. Civ. Code arts. 2682, 2691, 2696)

The tenant must notify the landlord without delay when the home is damaged or needs repair (art. 2688), and repair-and-deduct requires a demand on the landlord (art. 2694). The Code does not require writing; legal-aid guidance says oral or written notice may be enough, but the tenant must prove notice, so mailed written notice, text or email is safer. A lease clause on how to give notice controls. (La. Civ. Code arts. 2688, 2694)

The landlord must repair within a reasonable time after the tenant's demand (art. 2694). The Code sets no number of days; what is reasonable depends on the defect.

Law: La. Civ. Code art. 2694

Allowed. If the landlord does not make necessary repairs within a reasonable time after demand, the tenant may have them made and either demand immediate reimbursement or apply the cost to rent, but only to the extent the repair was necessary and the cost reasonable (art. 2694). The Code sets no dollar cap; legal-aid guidance notes a month-to-month tenant is practically limited to about one month's rent.

Law:

La. Civ. Code art. 2694

Allowed with limits. No statute allows rent withholding, and legal-aid guidance says a tenant generally may not simply withhold rent for repairs; the usual remedies are repair-and-deduct, ending the lease, or asking a court for a rent reduction. One narrow exception: the Louisiana Supreme Court (Rhodes v. Jackson, 1926) treated withholding rent to save up for a necessary repair as a defense to eviction, but only if the tenant really intends to make the repair and makes it within a reasonable time (courts rejected 5 and 14 months of withholding).

Law:

La. Civ. Code arts. 2694, 2715; Rhodes v. Jackson, 109 So. 46 (La. 1926); Louisiana Legal Services and Pro Bono Desk Manual §§ 11.2.2, 11.3

Allowed with limits. If the use of the home is substantially impaired without the tenant's fault, the tenant may get a rent reduction or dissolution (ending) of the lease, and damages if the landlord was at fault (art. 2715). When the landlord's needed repairs force loss of use, the tenant may get a rent reduction or dissolution depending on the circumstances (art. 2693). Dissolution is usually by agreement or court order.

Law:

La. Civ. Code arts. 2693, 2715

Court action for damages for breach of the warranty against vices or defects, rent reduction (diminution) under art. 2715, or return of rent paid while the home was uninhabitable (case law). A lease waiver of the warranty does not work for defects that seriously affect health or safety in a residential lease (art. 2699).

Louisiana has no state statute prohibiting retaliatory eviction (legal-aid manual). New Orleans has a local ban (see localRules). (Louisiana Legal Services and Pro Bono Desk Manual § 11.3.4)

• New Orleans: Since July 1, 2023, Municipal Code §§ 26-680 and 26-681 prohibit retaliatory eviction or nonrenewal after a repair request or complaint, with a rebuttable presumption of retaliation within 6 months of a verifiable repair complaint.

• The warranty against vices or defects can be waived only by clear language brought to the tenant's attention, and never for defects that seriously affect health or safety in a residential lease, or that the landlord knew or should have known about and the tenant did not (art. 2699).
• The warranty protects everyone who lives in the home under the lease, not only the person who signed (art. 2698).
• A tenant who must notify the landlord of damage and does not may owe the landlord damages caused by the delay (art. 2688).

• Louisiana repair request letter (free, runs in your browser)
• Breaking a lease in Louisiana: notice periods and early-termination rights
• Louisiana eviction notice rules: what a notice for unpaid rent requires

• La. Civ. Code art. 2682 (lessor's principal obligations) Retrieved October 14, 2026.
• La. Civ. Code art. 2688 (obligation to inform lessor) Retrieved October 14, 2026.
• La. Civ. Code art. 2691 (lessor's obligation for repairs) Retrieved October 14, 2026.
• La. Civ. Code art. 2693 (lessor's right to make repairs) Retrieved October 14, 2026.
• La. Civ. Code art. 2694 (lessee's right to make repairs) Retrieved October 14, 2026.
• La. Civ. Code art. 2696 (warranty against vices or defects) Retrieved October 14, 2026.
• La. Civ. Code art. 2698 (persons protected by warranty) Retrieved October 14, 2026.
• La. Civ. Code art. 2699 (waiver of warranty) Retrieved October 14, 2026.
• La. Civ. Code art. 2715 (substantial impairment of use) Retrieved October 14, 2026.
• Louisiana Legal Services and Pro Bono Desk Manual § 11.2.2 Nonmonetary Remedies Retrieved October 14, 2026.
• Louisiana Legal Services and Pro Bono Desk Manual § 11.3 Repair-and-Deduct Retrieved October 14, 2026.

Laws change. This page was checked against the sources above on October 14, 2026. It is legal information, not legal advice; before withholding rent or ending a lease, contact your state's legal aid. See our methodology.