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

Maine landlord tenant laws say that in any written or oral agreement for rental of a dwelling unit, the landlord shall be deemed to covenant and warrant that the unit is fit for human habitation (Title 14, section 6021(2)); 24 hours is presumed to be a reasonable notice to enter, in the absence of evidence to the contrary (6025(2)).

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For property managers, landlords and HOA boards Sources read: 2026-10-29 Updated 2026-11-03

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Maine landlord tenant hours, days and degrees, with sources

Notice of the landlord's intent to enter that is presumed reasonable, in the absence of evidence to the contrary (6025(2))	24 hoursstate (Maine); statute text in force on the read day, 2026-10-29; Maine Revised Statutes Title 14 § 6025, read 2026-10-29
Days after the tenant's written notice, return receipt requested, before the tenant may cause the work to be done, where the reasonable cost of compliance is within the 6026(2) limit and the damage was not caused by the tenant (6026(2); not for a structure of no more than 5 dwelling units, one occupied by the landlord, 6026(8))	14 daysstate (Maine); statute text in force on the read day, 2026-10-29; Maine Revised Statutes Title 14 § 6026, read 2026-10-29
Most days a written rental agreement may state for the landlord to return the security deposit or give the itemized written statement (6033(2); chapter 710-A does not apply to a structure of no more than 5 dwelling units, one occupied by the landlord, 6037(2))	30 daysstate (Maine); statute text in force on the read day, 2026-10-29; Maine Revised Statutes Title 14 § 6033, read 2026-10-29
Days after the termination of a tenancy at will or the surrender and acceptance of the premises, whichever occurs later, to return the security deposit or give the itemized written statement (6033(2); not for a structure of no more than 5 dwelling units, one occupied by the landlord, 6037(2))	21 daysstate (Maine); statute text in force on the read day, 2026-10-29; Maine Revised Statutes Title 14 § 6033, read 2026-10-29
Heating capability where the landlord is obligated by agreement or lease to provide heat: at least 68 degrees Fahrenheit, 3 feet from the exterior walls, 5 feet above floor level, at minus 20 degrees Fahrenheit outside (6021(6))	68 degrees Fahrenheitstate (Maine); statute text in force on the read day, 2026-10-29; Maine Revised Statutes Title 14 § 6021, read 2026-10-29

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What repairs is a landlord responsible for in Maine?

Section 6021(2) of Title 14 sets the warranty in any written or oral agreement for rental of a dwelling unit: “In any written or oral agreement for rental of a dwelling unit, the landlord shall be deemed to covenant and warrant that the dwelling unit is fit for human habitation.” (Maine Revised Statutes Title 14 § 6021), read 2026-10-29. Under 6021(4), a written agreement whereby the tenant accepts specified conditions which may violate that warranty in return for a stated reduction in rent or other specified fair consideration is binding on the tenant and the landlord.

For section 6021, subsection 6021(1) defines the dwelling unit: “"Dwelling unit" includes mobile homes, apartments, buildings and other structures, including the common areas thereof, that are rented for human habitation.” (Maine Revised Statutes Title 14 § 6021)

Section 6026(1) says a landlord who enters into a lease or tenancy at will agreement may not maintain or permit to exist a dangerous condition: “A landlord who enters into a lease or tenancy at will agreement renting premises for human habitation may not maintain or permit to exist on those premises any condition that endangers or materially impairs the health or safety of the tenants.” (Maine Revised Statutes Title 14 § 6026) Section 6026 does not apply to any tenancy in a structure containing no more than 5 dwelling units, one of which is occupied by the landlord (6026(8)).

Where the landlord is obligated by agreement or lease to provide heat, 6021(6) makes it a breach of the implied warranty of fitness for human habitation when “The dwelling unit's heating facilities are not capable of maintaining a minimum temperature of at least 68 degrees Fahrenheit at a distance of 3 feet from the exterior walls, 5 feet above floor level at an outside temperature of minus 20 degrees Fahrenheit; or” (Maine Revised Statutes Title 14 § 6021) Section 6021 also provides for a separate signed agreement, under a lease or a tenancy at will, for the landlord to provide heat at less than 68 degrees Fahrenheit.

When a Maine unit needs a heating, plumbing or roof repair, you can post the job on InstaBids and compare written bids from contractors on the same scope.

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

Section 6026(2) sets 14 days after written notice, return receipt requested, for a repair whose reasonable cost of compliance is within the 6026(2) limit and whose damage was not caused by the tenant: “If the landlord fails to comply within 14 days after being notified by the tenant in writing by certified mail, return receipt requested, or as promptly as conditions require in case of emergency, the tenant may cause the work to be done with due professional care with the same quality of materials as are being repaired.” (Maine Revised Statutes Title 14 § 6026), read 2026-10-29. Section 6026 does not apply to a structure containing no more than 5 dwelling units, one of which is occupied by the landlord (6026(8)), and under 6026(3) no tenant may exercise these rights where the landlord is unreasonably denied access, nor where extreme weather conditions prevent the landlord from making the repair.

Section 6021(3) sets no day count; a tenant's complaint under it states that “The landlord unreasonably failed under the circumstances to take prompt, effective steps to repair or remedy the condition; and” (Maine Revised Statutes Title 14 § 6021)

Once a tenant's written repair request comes in, you can describe that repair job on InstaBids with photos and get written bids to compare side by side.

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

Section 6025(2) sets the landlord's notice, except where impracticable: “Except in the case of emergency or if it is impracticable to do so, the landlord shall give the tenant reasonable notice of the landlord's intent to enter and shall enter only at reasonable times.” (Maine Revised Statutes Title 14 § 6025), read 2026-10-29.

The next sentence of 6025(2) gives the hours that are presumed reasonable: “Twenty-four hours is presumed to be a reasonable notice in the absence of evidence to the contrary.” (Maine Revised Statutes Title 14 § 6025)

On the tenant's side, 6025(1) says the tenant may not unreasonably withhold consent: “A tenant may not unreasonably withhold consent to the landlord to enter into the dwelling unit in order to inspect the premises, make necessary or agreed repairs, decorations, alterations or improvements, supply necessary or agreed services or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers or contractors.” (Maine Revised Statutes Title 14 § 6025)

Before a scheduled entry for a unit repair or inspection follow-up, you can post that work on InstaBids and line up written bids on one shared scope.

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

Section 6033(2) opens: “A landlord shall return to a tenant the full security deposit deposited with the landlord by the tenant or, if there is actual cause for retaining the security deposit or any portion of it, the landlord shall provide the tenant with a written statement itemizing the reasons for the retention of the security deposit or any portion of it:” (Maine Revised Statutes Title 14 § 6033), read 2026-10-29. Chapter 710-A, which holds 6033, does not apply to a structure containing no more than 5 dwelling units, one of which is occupied by the landlord (6037(2)).

For a written rental agreement under 6033(2), outside a structure of no more than 5 dwelling units, one of which is occupied by the landlord, the time to return the security deposit or give the itemized statement is “In the case of a written rental agreement, within the time, not to exceed 30 days, stated in the agreement; and” (Maine Revised Statutes Title 14 § 6033)

For a tenancy at will under 6033(2), outside a structure of no more than 5 dwelling units, one of which is occupied by the landlord, the time to return the security deposit or give the itemized statement is “In the case of a tenancy at will, within 21 days after the termination of the tenancy or the surrender and acceptance of the premises, whichever occurs later.” (Maine Revised Statutes Title 14 § 6033) Whichever occurs later starts the 21 days.

Section 6033(3) sets what follows when a landlord fails to provide a written statement in time, outside a structure of no more than 5 dwelling units, one of which is occupied by the landlord: “If a landlord fails to provide a written statement or to return the security deposit within the time specified in subsection 2 , the landlord shall forfeit his right to withhold any portion of the security deposit.” (Maine Revised Statutes Title 14 § 6033)

For move-out cleaning and repairs before a Maine deposit is returned, you can post the turnover job on InstaBids and compare written bids on it.

When can a tenant withhold rent over repairs in Maine?

Section 6026(2) speaks of a deduction after an itemized statement, not of withholding: “After submitting to the landlord an itemized statement, the tenant may deduct from the tenant's rent the actual and reasonable cost or the fair and reasonable value of the work, not exceeding the amount specified in this subsection.” (Maine Revised Statutes Title 14 § 6026), read 2026-10-29. That deduction does not reach repairs of damage caused by the tenant (6026(2)), nor a structure containing no more than 5 dwelling units, one of which is occupied by the landlord (6026(8)).

For a court complaint under 6021(3), the complaint states that “The tenant was current in rental payments owing to the landlord at the time written notice was given.” (Maine Revised Statutes Title 14 § 6021)

The same complaint states that “Written notice of the condition without unreasonable delay, was given to the landlord or to the person who customarily collects rent on behalf of the landlord;” (Maine Revised Statutes Title 14 § 6021) Under 6021(3), actual notice to the person who customarily collects rents satisfies that notice element.

When a repair a tenant has itemized still needs doing, you can post that repair on InstaBids with photos and review written bids from contractors.

Who does Maine landlord tenant law cover?

Section 6021(1) defines the dwelling unit for the warranty of section 6021: “"Dwelling unit" includes mobile homes, apartments, buildings and other structures, including the common areas thereof, that are rented for human habitation.” (Maine Revised Statutes Title 14 § 6021), read 2026-10-29.

The security deposit chapter, 710-A, carries its own exemption in 6037(2): “This chapter shall not apply to any tenancy for a dwelling unit which is part of a structure containing no more than 5 dwelling units, one of which is occupied by the landlord.” (Maine Revised Statutes Title 14 § 6037) Section 6037(1) also sets aside provisions of chapter 710-A that conflict with the terms of certain mortgages, for security deposits held by a lessor who appears as the mortgagor in such a mortgage.

Section 6026, with its 14 days after written notice, return receipt requested, has the same owner-occupied line in 6026(8): it does not apply to a structure containing no more than 5 dwelling units, one of which is occupied by the landlord. Its tenant action in 6026(2) also covers only a repair whose reasonable cost of compliance is within the 6026(2) limit and not damage caused by the tenant.

For upkeep across your Maine rental buildings, from a single unit fix to common-area work, you can post each job on InstaBids and compare written bids.

Maine Title 14 rules a property manager works to

Section 6026(1), for a landlord who enters into a lease or tenancy at will agreement (section 6026 does not apply to a structure containing no more than 5 dwelling units, one of which is occupied by the landlord, 6026(8)):

A landlord who enters into a lease or tenancy at will agreement renting premises for human habitation may not maintain or permit to exist on those premises any condition that endangers or materially impairs the health or safety of the tenants.

Source: Maine Revised Statutes Title 14 § 6026, read 2026-10-29

Section 6033(1), what a security deposit is not retained for (chapter 710-A does not apply to a structure containing no more than 5 dwelling units, one of which is occupied by the landlord, 6037(2)):

A security deposit or any portion of a security deposit shall not be retained for the purpose of paying for normal wear and tear.

Source: Maine Revised Statutes Title 14 § 6033, read 2026-10-29

What to put in a written repair scope for a Maine rental

The condition in plain words, with photos, and whether it endangers or materially impairs the health or safety of the tenants, the 6026(1) standard for a landlord who enters into a lease or tenancy at will agreement (not a structure containing no more than 5 dwelling units, one of which is occupied by the landlord, 6026(8)).
The date the tenant's written notice arrived and whether it came return receipt requested, since the 14 days of 6026(2) run from it for a repair whose reasonable cost of compliance is within the 6026(2) limit and not for damage caused by the tenant (6026(2)); section 6026 does not apply to a structure containing no more than 5 dwelling units, one of which is occupied by the landlord (6026(8)).
The entry date and the date the landlord gave notice of the intent to enter: 24 hours is presumed to be a reasonable notice under 6025(2), except in the case of emergency or if it is impracticable to do so.
Where the landlord is obligated by agreement or lease to provide heat: whether the heating facilities are capable of maintaining at least 68 degrees Fahrenheit under the 6021(6) test.
For move-out repairs: whether the tenancy is a written rental agreement (the security deposit returned or the itemized statement given within the time stated in the agreement, not to exceed 30 days) under 6033(2), outside a structure containing no more than 5 dwelling units, one of which is occupied by the landlord.
For a tenancy at will: the date of the termination of the tenancy or the surrender and acceptance of the premises, whichever occurs later, since the 21 days of 6033(2) to return the security deposit or give the itemized statement run from it, outside a structure containing no more than 5 dwelling units, one of which is occupied by the landlord.

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Calling Maine 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 condition against the 6021(2) warranty that, in any written or oral agreement for rental of a dwelling unit, the dwelling unit is fit for human habitation, 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

Maine Revised Statutes Title 14 § 6026, read 2026-10-29: legislature.maine.gov
Maine Revised Statutes Title 14 § 6021, read 2026-10-29: legislature.maine.gov
Maine Revised Statutes Title 14 § 6025, read 2026-10-29: legislature.maine.gov
Maine Revised Statutes Title 14 § 6033, read 2026-10-29: legislature.maine.gov
Maine Revised Statutes Title 14 § 6037, read 2026-10-29: legislature.maine.gov