What does District of Columbia landlord tenant law say about entry, mold repairs and deposits?

District of Columbia landlord tenant law lets a housing provider enter a rental unit only for a reasonable purpose, between 9 a.m. and 5 p.m. but not on a Sunday or federal holiday (or another agreed time), after written notice at least 48 hours before (or less, agreed in writing), except in an emergency (42-3505.51).

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For property managers, landlords and HOA boards Sources read: 2026-10-30 Updated 2026-11-03

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District of Columbia landlord tenant day, hour and percent figures, with sources

Written notice before a housing provider enters a rental unit (42-3505.51(a)(1); except in an emergency, 42-3505.51(b)(1))	48 hoursstate (District of Columbia); code text in force on the read day, 2026-10-30 (D.C. Law Library, code.dccouncil.gov); District of Columbia Code 42-3505.51, read 2026-10-30
Hours for the tenant to provide access after a written request, upon the allegation of a housing code violation by a tenant (42-3505.51(b)(3))	48 hoursstate (District of Columbia); code text in force on the read day, 2026-10-30 (D.C. Law Library, code.dccouncil.gov); District of Columbia Code 42-3505.51, read 2026-10-30
Days to inspect after a residential property owner receives written or electronic notice from a tenant of indoor mold, then days of the inspection to remediate (8-241.04(a))	7 days to inspect; 30 days of the inspection to remediatestate (District of Columbia); code text in force on the read day, 2026-10-30 (D.C. Law Library, code.dccouncil.gov); District of Columbia Code 8-241.04, read 2026-10-30
Days after the tenancy ends for the housing provider's written notice of alleged unpaid amounts (42-3502.17(e)(2)(A))	45 daysstate (District of Columbia); code text in force on the read day, 2026-10-30 (D.C. Law Library, code.dccouncil.gov); District of Columbia Code 42-3502.17, read 2026-10-30
Late fee a housing provider may charge, of the full amount of rent due, only if the written lease states the maximum and rent is unpaid within 5 days after due (42-3505.31(a), 42-3505.31(b)(1), 42-3505.31(b)(2))	5%state (District of Columbia); code text in force on the read day, 2026-10-30 (D.C. Law Library, code.dccouncil.gov); District of Columbia Code 42-3505.31, read 2026-10-30

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What repairs is a landlord responsible for in District of Columbia?

Under 8-241.04(a), a residential property owner who receives written or electronic notice from a tenant of indoor mold has a repair duty with a clock: “A residential property owner who receives written or electronic notice from a tenant that indoor mold or suspected indoor mold exists in the dwelling unit or in a common area of the property shall inspect the property within 7 days and remediate the condition in accordance with subsections (b) and (c) of this section within 30 days of the inspection unless a shorter timeframe is ordered by a court or the Mayor.” (District of Columbia Code 8-241.04), read 2026-10-30.

Who does the work is set by 8-241.04(c), for a residential property owner who knows or has reason to know of indoor mold contamination: “If a residential property owner knows or has reason to know that indoor mold contamination exists in a tenant’s dwelling unit or in a common area of the property, the residential property owner shall cause the mold to be remediated by an indoor mold remediation professional.” (District of Columbia Code 8-241.04)

On the tenant side, 42-3502.17(c)(2) limits a good-repair promise in the lease: “A covenant or promise by a tenant to leave, restore, surrender, or yield a leased premises in good repair does not obligate the tenant to make substantial repairs, replace obsolete materials, or fix other defects without negligence or fault on the tenant's part.” (District of Columbia Code 42-3502.17)

When a District of Columbia unit needs mold remediation or another repair, a property manager can post the job on InstaBids and compare written bids on the same scope.

How long does a landlord have to make repairs in District of Columbia?

For indoor mold, 8-241.04(a) gives a residential property owner who receives written or electronic notice from a tenant 7 days to inspect the property, then 30 days of the inspection to remediate the condition, unless a shorter timeframe is ordered by a court or the Mayor.

Access runs the other way upon the allegation of a housing code violation by a tenant, under 42-3505.51(b)(3): “Upon the allegation of a housing code violation by a tenant, a tenant may not unreasonably prevent the housing provider from accessing the unit for assessment and abatement of the alleged violation and must provide access to the unit within 48 hours of the written request by the housing provider for access.” (District of Columbia Code 42-3505.51), read 2026-10-30.

To line up written bids on a mold inspection and remediation job in a District of Columbia rental, a property manager can post it once on InstaBids.

How much notice does a landlord have to give before entering in District of Columbia?

Section 42-3505.51(a)(1) defines the notice: “"Reasonable notice" means written notice provided to the tenant at least 48 hours before the time the housing provider wishes to enter the unit or a shorter period of time as agreed to by the tenant in writing.” (District of Columbia Code 42-3505.51), read 2026-10-30. Written notice may include email and mobile text messaging under the same paragraph.

Under 42-3505.51(b)(1), except in the event of an emergency, a housing provider may enter a rental unit during a tenancy only for a reasonable purpose, at a reasonable time, and after having provided the tenant with reasonable notice.

The reasonable time in 42-3505.51(a)(3) is between the hours of 9 a.m. and 5 p.m., and not on a Sunday or federal holiday, or at another time agreed upon by the tenant.

For a repair that needs entry to an occupied unit, such as a leaking faucet or a broken window, you can post the job on InstaBids and pick a contractor from written bids.

How long does a landlord have to return a security deposit in District of Columbia?

Section 42-3502.17, the D.C. Code's security deposit section, sets no refund deadline of its own; under 42-3502.17(a) it sends deposits to the Security Deposit Act: “Security deposits shall be collected pursuant to the Security Deposit Act, effective February 20, 1976 (D.C. Law 1-48; 14 DCMR 308 et seq.).” (District of Columbia Code 42-3502.17), read 2026-10-30.

The 45 days in 42-3502.17(e)(2)(A) are for a notice, not the refund: within 45 days after termination of the tenancy, the housing provider shall notify the tenant in writing of any alleged unpaid amounts due under the lease, in one of the three ways that subsection lists (personally, by email, or a named form of mail to the forwarding address).

Under 42-3502.17(c)(1), no housing provider shall withhold a security deposit for ordinary wear and tear: “No housing provider shall withhold a security deposit for the replacement value of apartment items that are damaged due to ordinary wear and tear.” (District of Columbia Code 42-3502.17), read 2026-10-30.

For move-out cleaning and repairs between District of Columbia tenancies, a property manager can post the job on InstaBids with photos and compare written bids side by side.

What late fee can a housing provider charge in District of Columbia?

Section 42-3505.31(a) caps it: “Pursuant to subsection (b) of this section, a housing provider may charge a late fee of no more than 5% of the full amount of rent due by a tenant.” (District of Columbia Code 42-3505.31) Under 42-3505.31(b) the fee may be charged only if the written lease informs the tenant of the maximum, and only if rent is unpaid within 5 days, or any longer grace period in the lease, after it is due.

Under 42-3505.31(c), a housing provider shall not charge interest on a late fee, impose a late fee more than one time on each late payment, or evict a tenant on the basis of the nonpayment of a late fee (42-3505.31(c)(4)).

Rent terms are not a home job, but for the upkeep a District of Columbia rental still needs, like painting or flooring, you can post the job on InstaBids and get written bids.

Who does District of Columbia landlord tenant law cover?

For the purposes of this chapter (Chapter 35 of Title 42, the Rental Housing Act), 42-3501.03(15) defines the housing provider this way: ““Housing provider” means a landlord, an owner, lessor, sublessor, assignee, or their agent, or any other person receiving or entitled to receive rents or benefits for the use or occupancy of any rental unit within a housing accommodation within the District.” (District of Columbia Code 42-3501.03), read 2026-10-30.

A rental unit under 42-3501.03(33) is any part of a housing accommodation rented or offered for rent for residential occupancy, including an apartment, room, single-family house or duplex; under 42-3501.03(14) a housing accommodation does not include a hotel or inn with a valid certificate of occupancy or the transient-occupancy structures that paragraph describes.

Under 42-3502.05(e) the chapter shall not apply to a rental unit operated by a foreign government as a residence for diplomatic personnel, units in hospitals, convalescent homes, nursing homes and personal care homes, any dormitory, and qualifying nonprofit long-term temporary housing for families.

Whether the rental unit is an apartment, a room or a single-family house, a housing provider can post its repair jobs on InstaBids and get written bids on the same scope.

District of Columbia code rules a property manager works to

Section 42-3502.17(c)(1): no housing provider shall withhold a security deposit for ordinary wear and tear, in the code's words:

No housing provider shall withhold a security deposit for the replacement value of apartment items that are damaged due to ordinary wear and tear.

Source: District of Columbia Code 42-3502.17, read 2026-10-30

Sections 42-3505.31(c) and 42-3505.31(c)(4): a housing provider shall not evict a tenant on the basis of the nonpayment of a late fee, listed as:

Evict a tenant on the basis of the nonpayment of a late fee; or

Source: District of Columbia Code 42-3505.31, read 2026-10-30

Section 42-3505.51(b)(3), a tenant's access duty upon the allegation of a housing code violation by a tenant:

Upon the allegation of a housing code violation by a tenant, a tenant may not unreasonably prevent the housing provider from accessing the unit for assessment and abatement of the alleged violation and must provide access to the unit within 48 hours of the written request by the housing provider for access.

Source: District of Columbia Code 42-3505.51, read 2026-10-30

Section 8-241.04(c), a residential property owner who knows or has reason to know of indoor mold contamination:

If a residential property owner knows or has reason to know that indoor mold contamination exists in a tenant’s dwelling unit or in a common area of the property, the residential property owner shall cause the mold to be remediated by an indoor mold remediation professional.

Source: District of Columbia Code 8-241.04, read 2026-10-30

What to put in a written repair scope for a District of Columbia rental

For mold, the date the residential property owner received the tenant's written or electronic notice and the inspection date, since 8-241.04(a) runs 7 days to inspect and 30 days of the inspection to remediate the condition, unless a shorter timeframe is ordered by a court or the Mayor.
Whether indoor mold contamination is known, since under 8-241.04(c) a residential property owner who knows or has reason to know of it shall cause the mold to be remediated by an indoor mold remediation professional.
The entry window: written notice to the tenant at least 48 hours before the housing provider wishes to enter, or a shorter period the tenant agrees to in writing (42-3505.51(a)(1)), and a visit between 9 a.m. and 5 p.m., not on a Sunday or federal holiday, or another time agreed upon by the tenant (42-3505.51(a)(3)), except in an emergency (42-3505.51(b)(1)).
For move-out repairs charged to a tenant, the date the tenancy ended, since within 45 days after termination of the tenancy the housing provider shall notify the tenant in writing of any alleged unpaid amounts (42-3502.17(e)(2)(A)), by one of the means that subsection names.
A line that separates ordinary wear and tear from damage, since under 42-3502.17(c)(1) no housing provider shall withhold a security deposit for the replacement value of apartment items that are damaged due to ordinary wear and tear.

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Calling contractors one by one, or one written scope?

Calling contractors one by one, when a residential property owner who receives written or electronic notice from a tenant of indoor mold shall inspect the property within 7 days (8-241.04(a)), means repeating the job on every call. With one written scope 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

District of Columbia Code 42-3505.51, read 2026-10-30: code.dccouncil.gov
District of Columbia Code 42-3502.05, read 2026-10-30: code.dccouncil.gov
District of Columbia Code 42-3502.17, read 2026-10-30: code.dccouncil.gov
District of Columbia Code 42-3505.31, read 2026-10-30: code.dccouncil.gov
District of Columbia Code 8-241.04, read 2026-10-30: code.dccouncil.gov
District of Columbia Code 42-3501.03, read 2026-10-30: code.dccouncil.gov