Landlord repairs in Rhode Island

The landlord must comply with building and housing codes affecting health and safety, make all repairs and do whatever is necessary to keep the premises fit and habitable, keep common areas clean and safe, and keep supplied electrical, plumbing, sanitary, heating, ventilating, air-conditioning and other facilities and appliances (including elevators) in good and safe working order (§ 34-18-22(a)). (R.I. Gen. Laws § 34-18-22(a))

Rhode Island law names these:

• compliance with building and housing codes affecting health and safety
• clean and safe common areas
• working electrical, plumbing, sanitary, heating, ventilating, air-conditioning facilities and appliances and elevators supplied by the landlord
• garbage receptacles and removal
• running water and reasonable hot water at all times
• reasonable heat from October 1 to May 1
• general liability insurance of at least $100,000, with the declaration page given to the tenant

To end the lease, or to repair and deduct in a non-emergency, the tenant must notify the landlord in writing (§§ 34-18-28(a), 34-18-30(a)(2)). For loss of heat, water, hot water, electricity, gas or another essential service, the statute requires 'reasonable notice' without saying it must be written (§ 34-18-31(a), (d)). (R.I. Gen. Laws §§ 34-18-28(a), 34-18-30(a))

The notice must be in writing. Write a Rhode Island repair request letter.

The landlord has 20 days after the tenant's written notice to fix the problem (or, for repair and deduct, to show ongoing good-faith efforts) before the tenant may repair and deduct (§ 34-18-30) or before a termination notice takes effect (§ 34-18-28(a)). In an emergency, as promptly as conditions require.

Urgent problems: In an emergency, repair and deduct is allowed if the landlord cannot be reached or fails to comply as promptly as conditions require (§ 34-18-30(a)(2)); for loss of an essential service, the tenant may act after reasonable notice (§ 34-18-31).

Law: R.I. Gen. Laws §§ 34-18-28(a), 34-18-30(a)(2)

Allowed with limits. If the landlord breaches § 34-18-22(a)(1), (2), (4), (5) or (6) and the reasonable cost is less than $500 in total per year, the tenant may notify the landlord of the intent to fix it at the landlord's expense; if the landlord does not comply within 20 days after written notice (or show ongoing good-faith efforts), or in an emergency cannot be reached or does not act as promptly as conditions require, the tenant may have the repair done skillfully and to code and deduct the actual reasonable cost from rent after giving the landlord an itemized statement. Not allowed for tenant-caused conditions (§ 34-18-30; cap raised from $125 effective Jan. 1, 2024). For loss of heat, water, hot water, electricity, gas or other essential service, the tenant may secure reasonable amounts and deduct the actual reasonable cost from rent (§ 34-18-31(a)(1)). It does not cover the duty to keep common areas clean and safe (§ 34-18-22(a)(3)); Rhode Island Legal Services says problems in hallways, stairs or other areas used by all tenants cannot be repaired and deducted.

Waiting period after notice:

20 days

Limit:

less than $500 in the aggregate per year

Law:

R.I. Gen. Laws §§ 34-18-30, 34-18-31(a)(1)

Allowed with limits. No general right to withhold rent. If the landlord willfully or negligently fails to supply an essential service, the tenant may get substitute housing and is excused from rent for that period (§ 34-18-31(a)(3)). In an eviction for nonpayment, the tenant may counterclaim for amounts owed under the lease or the Act, and the court may order rent paid into court (§ 34-18-32).

Law:

R.I. Gen. Laws §§ 34-18-31(a)(3), 34-18-32

Allowed. For a breach materially affecting health and safety, the tenant may give written notice that the lease will end on a date at least 30 days after receipt unless the breach is fixed within 20 days. If substantially the same breach recurs within 6 months, the tenant may end the lease on at least 14 days' written notice. Not available for tenant-caused conditions (§ 34-18-28(a)). If the landlord willfully interrupts heat, water, hot water, electricity, gas or another essential service, the tenant may terminate (§ 34-18-34).

Law:

R.I. Gen. Laws §§ 34-18-28(a), 34-18-34

Actual damages and injunctive relief, plus attorney's fees if willful (§ 34-18-28(b)); damages for reduced rental value or substitute-housing costs up to one month's rent plus attorney's fees for loss of essential services (§ 34-18-31); for willful interruption of essential services, up to 3 months' rent or 3 times actual damages, whichever is greater, plus attorney's fees (§ 34-18-34).

A landlord may not raise rent, cut services, or bring or threaten an eviction because the tenant complained to a code-enforcement agency, complained to the landlord about a § 34-18-22 violation, joined a tenants' union, or used other lawful rights. A complaint within 6 months before the landlord's act creates a presumption of retaliation (not if made after notice of a rent increase or service cut). Remedies are those of § 34-18-34. Exceptions: tenant-caused violations, rent default, or required demolition/remodeling (§ 34-18-46). (R.I. Gen. Laws § 34-18-46)

Rhode Island Legal Services advises calling the local code enforcement or minimum housing office to inspect and give a written report of the problems.

• A tenant may agree in a signed writing, for adequate consideration, to do specified repairs, but not work needed to cure code violations (§ 34-18-22(c)).
• Rhode Island Legal Services' online repair guide still describes the older $125 repair-and-deduct cap; the statute was amended to under $500 per year effective January 1, 2024 (P.L. 2023, ch. 286, 287).
• A tenant using the essential-services remedy (§ 34-18-31) may not also use termination (§ 34-18-28) or repair and deduct (§ 34-18-30) for the same breach.

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

• R.I. Gen. Laws § 34-18-22 Landlord to maintain premises Retrieved October 14, 2026.
• R.I. Gen. Laws § 34-18-28 Noncompliance by the landlord Retrieved October 14, 2026.
• R.I. Gen. Laws § 34-18-30 Self-help for limited repairs Retrieved October 14, 2026.
• R.I. Gen. Laws § 34-18-31 Failure to supply essential services Retrieved October 14, 2026.
• R.I. Gen. Laws § 34-18-32 Landlord's noncompliance as defense Retrieved October 14, 2026.
• R.I. Gen. Laws § 34-18-34 Unlawful ouster or diminution of service Retrieved October 14, 2026.
• R.I. Gen. Laws § 34-18-46 Retaliatory conduct prohibited Retrieved October 14, 2026.
• Rhode Island Legal Services: Apartment/Home Maintenance Problems 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.