What do Alabama landlord tenant laws say about repairs, entry and deposits?

Alabama landlord tenant day counts and limits, with sources

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What repairs is a landlord responsible for in Alabama?

Section 35-9A-204(a)(2) says a landlord shall make all repairs, in these words: “make all repairs and do whatever is necessary to put and keep the premises in a habitable condition;” (Code of Alabama § 35-9A-204) read 2026-10-30 on alison.legislature.state.al.us.

For air conditioning and the other building systems, 35-9A-204(a)(4) says a landlord shall maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances, including elevators, supplied or required to be supplied by the landlord.

Under 35-9A-204(a)(3) a landlord shall also keep all common areas of the premises in a clean and safe condition.

Beside the landlord's duty to make all repairs, 35-9A-204(c) lets the landlord and tenant of a single family residence agree in writing that the tenant performs certain of the landlord's duties and also specified repairs, maintenance tasks, alterations, and remodeling, and 35-9A-204(d) sets three conditions before the tenant of any dwelling unit other than a single family residence takes on specified repairs, maintenance tasks, alterations, or remodeling.

For a plumbing, heating or air-conditioning repair at a rental, you can post the job on InstaBids and compare written bids from contractors.

How long does a landlord have to make repairs in Alabama?

The clock in 35-9A-401(a) starts with the tenant's written notice: except as provided in this chapter, if there is a material noncompliance by the landlord with the rental agreement or a noncompliance with 35-9A-204 materially affecting health and safety, the tenant may deliver a written notice that the rental agreement will terminate upon a date not less than 14 days after receipt of the notice if the breach is not remedied within that period, read 2026-10-30 on alison.legislature.state.al.us.

Under 35-9A-401(a)(1), the rental agreement shall not terminate by reason of the breach if the breach is remediable by repairs or the payment of damages or otherwise and the landlord adequately remedies the breach before the date specified in the tenant's written notice, the date not less than 14 days after receipt that applies if the breach is not remedied within that period.

When a tenant's written repair notice comes in, you can post that repair on InstaBids with photos and get written bids on the same scope.

How much notice does a landlord have to give before entering in Alabama?

Section 35-9A-303(c) says the landlord may show the premises at any reasonable time by giving the tenant at least two days' notice of the landlord's intent to enter, read 2026-10-30 on alison.legislature.state.al.us. The sentence reads: “Except as provided in this section or unless it is impracticable to do so, the landlord may show the premises at any reasonable time by giving the tenant at least two days’ notice of the landlord’s intent to enter and may enter only at reasonable times.” (Code of Alabama § 35-9A-303) Under 35-9A-303(b)(1) the landlord may enter without consent of the tenant in case of emergency.

For repairs, maintenance and pest control, 35-9A-303(d) says that if a landlord provides separate from the lease a general notice or an advance schedule in excess of two days for repairs, maintenance, pest control, or for service relating to health or safety, then no additional day's notice is required to access the premises.

For scheduled maintenance or pest control in an occupied unit, you can post the job on InstaBids and compare written bids side by side.

How long does a landlord have to return a security deposit in Alabama?

Under 35-9A-201(c), if the landlord does not refund the entire deposit, the landlord has 60 days: “(c) If the landlord does not refund the entire deposit, the landlord, within the 60-day period, shall provide the tenant an itemized list of amounts withheld.” (Code of Alabama § 35-9A-201) read 2026-10-30 on alison.legislature.state.al.us.

Section 35-9A-201(b) says that upon termination of the tenancy, money held by the landlord as security may be applied to accrued rent and the landlord's damages, all as itemized by the landlord in a written notice delivered to the tenant together with the amount due 60 days after termination of the tenancy and delivery of possession.

If the landlord fails to mail a timely refund or accounting within the 60-day period, 35-9A-201(f) says the landlord shall pay the tenant double the amount of the tenant's original deposit.

Under 35-9A-201(d), any deposit unclaimed by the tenant as well as any check outstanding shall be forfeited by the tenant after a period of 90 days.

Before move-in, 35-9A-201(a) says a landlord may not demand or receive money as security in an amount in excess of one month's periodic rent, except for pets, changes to the premises, or increased liability risks to the landlord or premises.

For move-out cleaning and damage repairs before a deposit is settled, you can post the job on InstaBids and get written bids to compare.

When can a tenant end a lease over repairs in Alabama?

Through the written notice of 35-9A-401(a), where the tenant may deliver a written notice to the landlord naming a date not less than 14 days after receipt of the notice if the breach is not remedied within that period, read 2026-10-30 on alison.legislature.state.al.us. The subsection reads: “(a) Except as provided in this chapter, if there is a material noncompliance by the landlord with the rental agreement or a noncompliance with Section 35-9A-204 materially affecting health and safety, the tenant may deliver a written notice to the landlord specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than 14 days after receipt of the notice if the breach is not remedied within that period, and the rental agreement shall terminate as provided in the notice subject to the following:” (Code of Alabama § 35-9A-401) Its item (2) reads: “the tenant may not terminate for a condition caused by the deliberate or negligent act or omission of the tenant, a member of the tenant’s family, a licensee, or other person on the premises with the tenant’s consent.”

If the rental agreement is terminated pursuant to 35-9A-401, subsection (d) says the landlord shall return all security recoverable by the tenant under 35-9A-201 and all unearned prepaid rent.

For a health-and-safety repair a tenant has raised in writing, you can post the job on InstaBids and line up written bids side by side.

Who does Alabama landlord tenant law cover?

Chapter 9A is the Alabama Uniform Residential Landlord and Tenant Act, and 35-9A-122 lists eight arrangements that are not governed by this chapter unless created to avoid the application of this chapter; item (4) reads: “(4) transient occupancy in a hotel, motel, or lodgings;” (Code of Alabama § 35-9A-122) read 2026-10-30 on alison.legislature.state.al.us. The same list says occupancy by an owner of a condominium unit or a holder of a proprietary lease in a cooperative is likewise not governed by chapter 9A.

For upkeep on any rental home or apartment you manage, you can describe the job once on InstaBids, add photos and get written bids.

Alabama chapter 9A rules a property manager works to

What to put in a written repair scope for an Alabama rental

• The repair in plain words, with photos, tied to the duty of 35-9A-204(a)(2): a landlord shall make all repairs and do whatever is necessary to put and keep the premises in a habitable condition.
• The system involved, since 35-9A-204(a)(4) says a landlord shall maintain in good and safe working order and condition the electrical, plumbing, heating, air-conditioning and other facilities and appliances supplied or required to be supplied by the landlord.
• The date the landlord received the tenant's written notice: under 35-9A-401(a), except as provided in this chapter, the tenant may deliver a written notice naming a termination date not less than 14 days after receipt of the notice if the breach is not remedied within that period.
• The access plan: the landlord may show the premises at any reasonable time with at least two days' notice of the landlord's intent to enter, except as provided in 35-9A-303 or unless it is impracticable to do so (35-9A-303(c)).
• Any advance schedule for repairs, maintenance or pest control that the landlord provides separate from the lease: under 35-9A-303(d), with such a general notice or advance schedule in excess of two days, no additional day's notice is required to access the premises.

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets as many ideas of the repair as calls. With one written scope that names the duty of 35-9A-204(a)(2), where a landlord shall make all repairs for a habitable condition, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

• Code of Alabama § 35-9A-204, read 2026-10-30: alison.legislature.state.al.us
• Code of Alabama § 35-9A-201, read 2026-10-30: alison.legislature.state.al.us
• Code of Alabama § 35-9A-303, read 2026-10-30: alison.legislature.state.al.us
• Code of Alabama § 35-9A-122, read 2026-10-30: alison.legislature.state.al.us
• Code of Alabama § 35-9A-401, read 2026-10-30: alison.legislature.state.al.us