Where to report a problem depends on who owns or runs your housing

The agency you contact changes based on the program. If you live in public housing run by your local housing authority, you report to that authority's maintenance or complaint office. If you receive a housing voucher (Section 8), you report to the voucher program administrator, though the landlord is still responsible for repairs. If you live in subsidized housing owned by a private landlord but funded through HUD programs, you may report to both the landlord and the program administrator. The first step is knowing which program you are in — your lease or housing agreement should name it.

Most housing authorities have a dedicated complaint line, email, or online portal. Some use a formal maintenance request system; others use a separate complaint process for issues involving discrimination, safety violations, or unresponsive landlords. Do not assume the maintenance desk handles all complaints — ask specifically whether your issue should go to maintenance, a tenant advocate office, or a compliance department.

Key Takeaways

  • Report maintenance emergencies (no heat, broken plumbing, electrical hazards) to your landlord or housing authority when ready by phone, not email, and document the call with a date and time.
  • For non-emergency repairs, use your housing authority's formal maintenance request system and keep a copy of the request number for your records.
  • If repairs are not made within the timeframe your lease or program rules require, file a formal complaint with your housing authority or local housing agency before pursuing legal action.
  • Discrimination complaints go to HUD's Office of Fair Housing and Equal Opportunity, not to your landlord or local authority, and must be filed within one year of the incident.
  • Document everything — take photos, keep copies of all requests and emails, and note dates and times of conversations — because housing authorities and landlords will ask for proof.

How to report maintenance and repair problems

Start by reporting the problem to your landlord or housing authority in writing. A phone call is faster for emergencies, but follow it up with an email or written notice the same day so there is a record. Include the date, time, and specific description of the problem — "no heat" is less useful than "heat stopped working on January 15 at 6 p.m., indoor temperature is 58 degrees." If you have photos, attach them.

Your lease or housing agreement should state how long the landlord or authority has to respond and make repairs. Public housing authorities typically have 24 to 48 hours for emergencies and 7 to 14 days for routine repairs, but this varies by location and program. If the important date passes with no action, send a second written notice referencing your first request and the date it was made. Keep copies of everything you send.

If the problem is still not fixed after the required timeframe, file a formal maintenance complaint with your housing authority's complaint office or tenant services department. You will need the date of your original request, the request number if you have one, and documentation of follow-up attempts. Some authorities have an online portal; others require a form submitted in person or by mail.

Filing a formal complaint with your housing authority

A formal complaint is different from a maintenance request. It is used when a maintenance request has been ignored, when you believe the housing authority or landlord has violated your lease or program rules, or when you have been treated unfairly. Most housing authorities have a complaint form available on their website or at their office. The form will ask for your name, address, unit number, the date the problem occurred, what you reported and to whom, and what you want to happen as a result.

Submit the complaint in writing — email, mail, or in person — and ask for a receipt or confirmation number. Keep a copy for yourself. Housing authorities are usually required to acknowledge your complaint within 5 to 10 business days and to investigate within 30 days, though timelines vary by program and location. Ask what the timeline is when you submit the complaint.

During the investigation, the authority may contact your landlord, inspect your unit, or ask you for additional documentation. Respond promptly to any requests for information. If you disagree with the outcome, ask whether there is an appeal process — many housing authorities have a formal appeal procedure, and some allow you to request a hearing.

Reporting discrimination or fair housing violations

If you believe you have been discriminated against because of your race, color, national origin, religion, sex, familial status, disability, or sexual orientation, do not file a complaint with your local housing authority first. Instead, report it to HUD's Office of Fair Housing and Equal Opportunity. You can file a complaint online at hud.gov, by phone at 1-800-669-9777, or by mail to your regional HUD office.

You have one year from the date of the discrimination to file a complaint with HUD. The complaint should describe what happened, when it happened, who was involved, and why you believe it was discrimination. Include any documentation — emails, letters, photos, or notes of conversations — that supports your complaint. HUD will investigate and may order the housing authority or landlord to take corrective action, pay damages, or change their policies.

Discrimination can take many forms: being denied housing, charged higher rent, given worse maintenance service, or treated differently because of a protected characteristic. It also includes retaliation — if you complained about discrimination or housing conditions and then faced eviction, rent increases, or reduced services, that may be illegal retaliation.

Reporting safety hazards and code violations

If your housing has serious safety problems — mold, lead paint, pest infestations, structural damage, or electrical hazards — you can report these to your local housing code enforcement office or health department, separate from your housing authority. These agencies have the power to inspect the property and order repairs. Contact your city or county code enforcement office, or call 311 in many cities to be directed to the right department.

When you call, describe the hazard specifically and ask whether it is a code violation. Provide your address and unit number. Code enforcement will usually inspect within 5 to 14 days. If violations are found, the landlord or housing authority is ordered to fix them by a important date, typically 10 to 30 days depending on severity. If they do not comply, code enforcement can impose fines or take legal action.

You can also report safety issues to your state's housing finance agency or to HUD directly if the problem involves a HUD-funded program. Keep documentation of the hazard — photos, dates, and any health effects — because you may need it if you later need to break your lease or pursue legal action.

What to do if your complaint is ignored or retaliated against

If your housing authority or landlord does not respond to your complaint or takes action against you for complaining, document it when ready. Write down the date, what happened, and who was involved. Retaliation can include eviction, rent increases, reduced services, or threats. It is illegal in most jurisdictions, especially if you complained about housing conditions, discrimination, or safety violations.

If you believe you are being retaliated against, file a retaliation complaint with your housing authority's complaint office and with HUD's Office of Fair Housing and Equal Opportunity. You can also contact a local legal aid organization or tenant rights group — many offer free or low-cost help with retaliation cases. Some jurisdictions have specific anti-retaliation laws that allow you to sue for damages.

Before you take action, know that you have legal protections. Most housing programs and state laws prohibit retaliation for reporting code violations, safety hazards, discrimination, or other legal violations. If you are threatened with eviction or other action after complaining, that threat itself may be illegal.

Keeping records and documentation

Every complaint or maintenance request you make should be documented. Keep a folder — physical or digital — with copies of all written requests, complaint forms, emails, photos, and notes of phone conversations. For phone calls, write down the date, time, who you spoke to, and what was said. For in-person visits, do the same. This record becomes your proof if the issue escalates to a hearing, investigation, or legal case.

Take photos or videos of problems before they are fixed, with the date visible if possible. If you have a smartphone, most cameras automatically timestamp photos. If mold, pests, or damage return after being fixed, photograph that too — it shows a pattern of neglect.

If your housing authority or landlord sends you written communication about your complaint, keep the original. Do not rely on memory or verbal promises. If someone tells you "we will fix it next week," ask them to put it in writing. This protects you if the repair does not happen or if you need to prove what was promised.

Frequently Asked Questions

What counts as an emergency repair that needs to be reported right away?

No heat or air conditioning in extreme weather, no running water, broken locks or doors, electrical hazards, gas leaks, and active mold or pest infestations are emergencies. Call your landlord or housing authority by phone when ready, then follow up in writing the same day. For life-threatening hazards like gas leaks, call 911 first.

Can I withhold rent if repairs are not made?

This depends on your state and local law. Some jurisdictions allow rent withholding or repair-and-deduct remedies, but government-assisted housing often has different rules than private rentals. Before withholding rent, contact a legal aid organization or tenant rights group in your area — withholding without following the correct procedure can result in eviction.

How long does it take for HUD to investigate a discrimination complaint?

HUD typically has 30 days to investigate, though they can extend this to 100 days if needed. You will be notified of the outcome in writing. If HUD finds discrimination, they can order the housing authority or landlord to pay damages, change policies, or take other corrective action.

What if I do not know which housing program I am in?

Check your lease agreement — it should name the program. You can also call your landlord or the housing authority office and ask. Knowing the program name helps you find the right complaint process and understand your rights under that specific program.

Can I be evicted for filing a complaint?

No. Evicting you or threatening eviction because you reported a problem is retaliation and is illegal. If you face eviction after complaining, file a retaliation complaint with HUD or your local housing authority and contact a legal aid organization when ready.