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

Maryland landlord tenant laws impose an obligation on landlords to repair and eliminate conditions that are a fire hazard or a serious and substantial threat, outside farm tenancies (8-211(c)), under 8-211(d); and a landlord shall provide written notice at least 24 hours in advance of entry (8-221(c)(1)), except in an emergency (8-221(b)).

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

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Maryland landlord tenant day, hour and percent figures, with sources

Days from receipt of notice after which a repair period is presumed unreasonable (8-211(g)(3), a rebuttable presumption; not farm tenancies, 8-211(c))	30 daysstate (Maryland); statute text in force on the read day, 2026-10-29; Maryland Code, Real Property 8-211, read 2026-10-29
Written notice a landlord shall provide at least 24 hours in advance of entry (8-221(c)(1); except in the event of an emergency, 8-221(b))	24 hoursstate (Maryland); statute text in force on the read day, 2026-10-29; Maryland Code, Real Property 8-221, read 2026-10-29
Days for the landlord to return the security deposit with interest, less any damages rightfully withheld (8-203(e)(1))	45 daysstate (Maryland); statute text in force on the read day, 2026-10-29; Maryland Code, Real Property 8-203, read 2026-10-29
Most security deposit a landlord may impose per dwelling unit (8-203(b)(1); up to 2 months' rent under 8-203(b)(2) for a tenant qualified for utility assistance)	1 month's rentstate (Maryland); statute text in force on the read day, 2026-10-29; Maryland Code, Real Property 8-203, read 2026-10-29
Late penalty above which a landlord may not use a lease providing for it, of the amount of unpaid rent due for the rental period (8-208(d)(3)(i))	5%state (Maryland); statute text in force on the read day, 2026-10-29; Maryland Code, Real Property 8-208, read 2026-10-29
Years the landlord keeps a copy of the security deposit receipt after the tenancy ends (8-203.1(b))	2 yearsstate (Maryland); statute text in force on the read day, 2026-10-29; Maryland Code, Real Property 8-203.1, read 2026-10-29

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What repairs is a landlord responsible for in Maryland?

Real Property 8-211(d) sets the landlord's repair obligation for residential dwelling units, outside farm tenancies (8-211(c)): “This section provides a remedy and imposes an obligation on landlords to repair and eliminate conditions and defects which constitute, or if not promptly corrected will constitute, a fire hazard or a serious and substantial threat to the life, health, or safety of occupants, including:” (Maryland Code, Real Property 8-211), read 2026-10-29.

Item 1 of that 8-211(d) list of conditions that are a fire hazard or a serious and substantial threat, outside farm tenancies (8-211(c)), reads: “Lack of heat, light, electricity, or hot or cold running water, except where the tenant is responsible for the payment of the utilities and the lack thereof is the direct result of the tenant’s failure to pay the charges;” (Maryland Code, Real Property 8-211)

Under 8-208(c)(2), a lease shall include “The landlord’s and the tenant’s specific obligations as to heat, gas, electricity, water, and repair of the premises;” (Maryland Code, Real Property 8-208) so the lease itself names who repairs what.

When a heat, hot-water or electrical repair lands on your list, you can post the job on InstaBids and compare written bids on the same scope side by side.

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

The clock in 8-211, outside farm tenancies (8-211(c)), starts with notice; under 8-211(f)(1), in order to employ the remedies of the section, “In order to employ the remedies provided by this section, the tenant shall notify the landlord of the existence of the defects or conditions.” (Maryland Code, Real Property 8-211), read 2026-10-29.

Then, outside farm tenancies (8-211(c)), 8-211(g)(1) reads “The landlord has a reasonable time after receipt of notice in which to make the repairs or correct the conditions.” (Maryland Code, Real Property 8-211) and 8-211(g)(3) adds a rebuttable presumption: “There is a rebuttable presumption that a period in excess of 30 days from receipt of notice is unreasonable.” (Maryland Code, Real Property 8-211), read 2026-10-29.

Once a tenant reports a defect, a property manager can describe the repair once on InstaBids, add photos and get several written bids to compare.

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

Real Property 8-221(c)(1) sets 24 hours: “A landlord shall provide written notice to the tenant at least 24 hours in advance of the time that the landlord intends to enter the leased premises.” (Maryland Code, Real Property 8-221), read 2026-10-29. Under 8-221(b) a landlord may enter without that notice in the event of an emergency.

Except in an emergency (8-221(b)), a landlord shall enter only between the hours of 7:00 a.m. and 7:00 p.m. Monday through Saturday, or another time agreed on, in writing, by the tenant (8-221(b)(1)).

The other direction is 8-221(f): “If a tenant alleges a housing code violation, the tenant shall provide the landlord access to the leased premises within 24 hours after notifying the landlord of the alleged violation.” (Maryland Code, Real Property 8-221)

To line up a contractor visit for a unit repair, post the job on InstaBids with the entry window in the scope and compare the written bids you get.

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

Real Property 8-203(e)(1) counts 45 days from the end of the tenancy, with interest at the 1-year Treasury rate or 1.5% a year, whichever is greater: “Within 45 days after the end of the tenancy, the landlord shall return the security deposit to the tenant together with simple interest which has accrued at the daily U.S. Treasury yield curve rate for 1 year, as of the first business day of each year, or 1.5% a year, whichever is greater, less any damages rightfully withheld.” (Maryland Code, Real Property 8-203), read 2026-10-29.

If any portion of the deposit is withheld, 8-203(g)(1) reads “Subject to subsection (j) of this section, if any portion of the security deposit is withheld, the landlord shall present by first–class mail directed to the last known address of the tenant, within 45 days after the termination of the tenancy, a written list of the damages claimed under subsection (f)(1) of this section together with an itemized statement of the cost incurred.” (Maryland Code, Real Property 8-203) For a tenant evicted or ejected, or who abandoned the premises, 8-203(h) runs the 45 days from that tenant's written notice instead.

Before the tenancy, 8-203(b)(1) caps the deposit, with a higher amount under 8-203(b)(2) for a tenant qualified for utility assistance: “Except as provided in paragraph (2) of this subsection, a landlord may not impose a security deposit in excess of the equivalent of 1 month’s rent per dwelling unit, regardless of the number of tenants.” (Maryland Code, Real Property 8-203)

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

Who pays for pest control in a rental in Maryland?

Real Property 8-211 names no payer for pest treatment; its 8-211(d) list of conditions a landlord must repair and eliminate as a fire hazard or a serious and substantial threat, outside farm tenancies (8-211(c)), names rodents in two or more dwelling units as item 3: “Infestation of rodents in two or more dwelling units;” (Maryland Code, Real Property 8-211), read 2026-10-29.

Who pays beyond that rodent item in two or more dwelling units is what 8-208(c)(2) has the lease state, since a lease shall include “The landlord’s and the tenant’s specific obligations as to heat, gas, electricity, water, and repair of the premises;” (Maryland Code, Real Property 8-208)

For rodent or pest treatment across several units, a property manager can post the job once on InstaBids and line up the written bids side by side.

When can a tenant withhold rent over repairs in Maryland?

Real Property 8-211(h)(1), outside farm tenancies (8-211(c)), gives the tenant two options when the landlord refuses to make the repairs or correct the conditions, or after a reasonable time has failed to do so. The tenant may bring an action of rent escrow to pay rent into court, or refuse to pay rent and raise the asserted defects or conditions as an affirmative defense to the landlord's action for rent or possession (8-211(h)(1)), read 2026-10-29.

Under 8-211(k)(2), outside farm tenancies (8-211(c)), when the tenant may bring an action of rent escrow or refuse to pay rent after the landlord refuses to make the repairs, relief is conditioned on payment by the tenant of the rent required by the lease into the court, unless the court modifies that amount.

For the landlord, outside farm tenancies (8-211(c)), 8-211(l) names two defenses: “It is a sufficient defense to the allegations of the tenant that the tenant, the tenant’s family, agent, employees, or assignees or social guests have caused the asserted defects or conditions, or that the landlord or the landlord’s agents were denied reasonable and appropriate entry for the purpose of correcting or repairing the asserted conditions or defects.” (Maryland Code, Real Property 8-211), read 2026-10-29.

When a tenant has raised a repair complaint, you can post the fix on InstaBids, add photos and get multiple written bids on one scope to choose from.

Who does Maryland landlord tenant law cover?

Title 8, Subtitle 2 of the Real Property Article opens with 8-201(a): “This subtitle is applicable only to residential leases unless otherwise provided.” (Maryland Code, Real Property 8-201), read 2026-10-29. Under 8-201(b) it does not apply to a tenancy arising after the sale of owner-occupied residential property where the seller may remain in possession for not more than 60 days after the settlement.

The repair and rent escrow section has its own scope line, 8-211(c): except as provided for farm tenancies, it applies to all residential dwelling units leased for the purpose of human habitation within the State, publicly or privately owned, single or multiple units, and it does not apply to farm tenancies.

Whether you run one rental house or a multi-unit building, InstaBids lets you post each repair job once and get written bids from contractors.

Maryland Title 8 rules a property manager works to

Section 8-208(a)(1), a landlord who offers 5 or more dwelling units for rent in the State:

On or after October 1, 1999, any landlord who offers 5 or more dwelling units for rent in the State may not rent a residential dwelling unit without using a written lease.

Source: Maryland Code, Real Property 8-208, read 2026-10-29

Section 8-208(d)(3)(i), a provision a landlord may not use a lease or form of lease to contain:

Provides for a penalty for the late payment of rent in excess of 5% of the amount of unpaid rent due for the rental period for which the payment was delinquent; or

Source: Maryland Code, Real Property 8-208, read 2026-10-29

Section 8-203.1(b), the landlord's copy of the security deposit receipt:

The landlord shall retain a copy of the receipt for a period of 2 years after the termination of the tenancy, abandonment of the premises, or eviction of the tenant, as the case may be.

Source: Maryland Code, Real Property 8-203.1, read 2026-10-29

Section 8-203(j)(1), a landlord's itemized statement of costs for a withheld deposit (an estimate may satisfy it, 8-203(j)(2)):

An itemized statement of costs provided under subsection (g)(1), (h)(2)(iii), or (i)(7) of this section shall include supporting documentation that identifies the materials or services provided.

Source: Maryland Code, Real Property 8-203, read 2026-10-29

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

The repair in plain words, with photos, and whether it is a condition 8-211(d) names as a fire hazard or a serious and substantial threat, such as lack of heat, light, electricity, or hot or cold running water (8-211(d)(1)) unless it is the direct result of the tenant's failure to pay the charges for utilities the tenant pays, in a unit that is not a farm tenancy (8-211(c)).
The date the landlord received the tenant's notice, since under 8-211(g)(3), outside farm tenancies (8-211(c)), a period in excess of 30 days from receipt of notice is presumed unreasonable (a rebuttable presumption).
The entry plan: written notice to the tenant at least 24 hours in advance with the date, approximate time and specific purpose (8-221(c)), and a visit between the hours of 7:00 a.m. and 7:00 p.m. Monday through Saturday unless the tenant agrees in writing to another time, except in an emergency (8-221(b)).
For move-out repairs charged to a withheld deposit, an invoice that identifies the materials or services provided, since the 8-203(j)(1) itemized statement shall include supporting documentation that identifies them (an estimate may satisfy it under 8-203(j)(2)).
For rodent work, whether the infestation of rodents is in two or more dwelling units, the item 8-211(d)(3) lists as a serious and substantial threat, outside farm tenancies (8-211(c)).

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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 8-211(d) condition the landlord must repair and eliminate, such as a serious and substantial threat in a unit that is not a farm tenancy (8-211(c)), 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

Maryland Code, Real Property 8-211, read 2026-10-29: mgaleg.maryland.gov
Maryland Code, Real Property 8-221, read 2026-10-29: mgaleg.maryland.gov
Maryland Code, Real Property 8-203, read 2026-10-29: mgaleg.maryland.gov
Maryland Code, Real Property 8-208, read 2026-10-29: mgaleg.maryland.gov
Maryland Code, Real Property 8-203.1, read 2026-10-29: mgaleg.maryland.gov
Maryland Code, Real Property 8-201, read 2026-10-29: mgaleg.maryland.gov