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

Under Missouri landlord tenant laws, if the landlord fails to correct a housing or building code condition within fourteen days after being notified by the tenant in writing, a tenant of six consecutive months may repair and deduct (441.234), and within 30 days after the tenancy ends the landlord shall return the deposit or furnish an itemized list (535.300(3)).

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

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Missouri landlord tenant day counts and caps, with sources

Days the landlord has to correct a housing or building code condition (441.234(2)) after being notified by the tenant in writing, before the tenant may cause the work to be done and deduct (441.234(2); tenant of six consecutive months, 441.234(1))	14 daysstate (Missouri); statute text in force on the read day, 2026-10-29; Revised Statutes of Missouri 441.234, read 2026-10-29
Six consecutive months of lawful residence before a tenant may use the 441.234 repair section (441.234(1))	6 consecutive monthsstate (Missouri); statute text in force on the read day, 2026-10-29; Revised Statutes of Missouri 441.234, read 2026-10-29
Most a tenant may deduct in the aggregate during any twelve-month period (441.234(3)) under the housing or building code repair rule (441.234(2); tenant of six consecutive months, 441.234(1))	one month's rentstate (Missouri); statute text in force on the read day, 2026-10-29; Revised Statutes of Missouri 441.234, read 2026-10-29
Days for the landlord to return the full deposit or furnish a written itemized list of damages (535.300(3))	30 daysstate (Missouri); statute text in force on the read day, 2026-10-29; Revised Statutes of Missouri 535.300, read 2026-10-29
Most security deposit a landlord may demand or receive (535.300(1))	two months' rentstate (Missouri); statute text in force on the read day, 2026-10-29; Revised Statutes of Missouri 535.300, read 2026-10-29
Written notice the landlord or the tenant gives to terminate a month-to-month tenancy, to a periodic rent-paying date (441.060(4)(1); a mobile home lot lease, 441.060(4)(2), differs)	1 monthstate (Missouri); statute text in force on the read day, 2026-10-29; Revised Statutes of Missouri 441.060, read 2026-10-29

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What repairs is a landlord responsible for in Missouri?

Missouri's repair section ties the landlord's side to a condition that detrimentally affects the habitability, sanitation or security of the premises and violates a local municipal housing or building code (441.234(2)), for a tenant of six consecutive months (441.234(1)): “If there exists a condition on residential premises which detrimentally affects the habitability, sanitation or security of the premises, and the condition constitutes a violation of a local municipal housing or building code, and the reasonable cost to correct the condition is less than three hundred dollars, or one-half of the periodic rent, whichever is greater, provided that the cost may not exceed one month's rent, the tenant may notify the landlord of the tenant's intention to correct the condition at the landlord's expense.” (Revised Statutes of Missouri 441.234), read 2026-10-29.

The section names no list of landlord repairs beyond that code test: the work it reaches is set by a local municipal housing or building code (441.234(2)) where the rental sits, and the tenant may notify the landlord of the tenant's intention to correct the condition at the landlord's expense only if a tenant of six consecutive months (441.234(1)) is the one asking.

Under 441.234(3), a tenant of six consecutive months (441.234(1)) may not repair at the landlord's expense a condition under a local municipal housing or building code (441.234(2)) that was caused by the deliberate or negligent act or omission of the tenant, a member of the tenant's family, or other person on the premises with tenant's consent.

When a housing or building code condition needs fixing at a rental you manage, you can post that repair on InstaBids and compare written bids on one scope.

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

The count is fourteen days after being notified by the tenant in writing, for a condition that violates a local municipal housing or building code (441.234(2)) and a tenant of six consecutive months (441.234(1)); after it the tenant may cause the work to be done in a workmanlike manner and deduct from the rent the actual and reasonable cost, as documented by the receipts (441.234(2)), read 2026-10-29 on revisor.mo.gov.

Under 441.234(2), if the landlord provides to the tenant within said notice period a written statement disputing the necessity of the repair, a tenant of six consecutive months (441.234(1)) may not deduct from the rent the cost of the repair for that condition under a local municipal housing or building code (441.234(2)) without a written certification from the local municipality or government entity; the fourteen days then run from the certification or the notice in writing, whichever is later.

The total has a cap for a tenant of six consecutive months (441.234(1)) under a local municipal housing or building code (441.234(2)): in 441.234(3), “A tenant may not deduct in the aggregate more than the amount of one month's rent during any twelve-month period.” (Revised Statutes of Missouri 441.234), read 2026-10-29.

To line up a contractor for a repair a tenant raised in writing, you can describe the job once on InstaBids, add photos, and get written bids to compare side by side.

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

Of the Missouri sections quoted on this page, one sets the landlord's reasonable notice in writing before a visit: the inspection following the termination of the rental agreement, in 535.300(5): “The landlord shall give the tenant or his representative reasonable notice in writing at his last known address or in person of the date and time when the landlord will inspect the dwelling unit following the termination of the rental agreement to determine the amount of the security deposit to be withheld, and the inspection shall be held at a reasonable time.” (Revised Statutes of Missouri 535.300), read 2026-10-29.

Section 535.300(5) names no day count for the landlord's reasonable notice in writing following the termination of the rental agreement, and the tenant shall have the right to be present at the inspection; none of the sections quoted here sets a notice rule for a visit during the tenancy.

When a move-out inspection turns up damage to fix, you can post the work on InstaBids with photos and get written bids from contractors on that scope.

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

Section 535.300(3) gives the landlord thirty days: “Within thirty days after the date of termination of the tenancy, the landlord shall: (1) Return the full amount of the security deposit; or (2) Furnish to the tenant a written itemized list of the damages for which the security deposit or any portion thereof is withheld, along with the balance of the security deposit.” (Revised Statutes of Missouri 535.300), read 2026-10-29.

Under 535.300(3), the landlord has complied with the 30 days to return the full amount or furnish the written itemized list by mailing such statement and any payment to the last known address of the tenant.

Section 535.300(1) caps what a landlord may demand or receive at two months' rent, and under 535.300(8) money or property denominated as a deposit for a pet on the premises is not a security deposit.

Under 535.300(6), if the landlord wrongfully withholds all or any portion of the security deposit in violation of the section, the tenant shall recover as damages twice the amount wrongfully withheld. A 2007 case annotation printed on the revisor.mo.gov page for the section, not statute text, says that award does not apply to tenants of commercial property.

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

Who does Missouri landlord tenant law cover?

Except as otherwise provided, 441.005 defines the terms used in chapters 534, 535 and 441, and in 441.005(1) a Landlord includes a manager: “"Landlord" , the owner or lessor of the premises or a person authorized by the owner to exercise any aspect of the management of the premises;” (Revised Statutes of Missouri 441.005), read 2026-10-29.

Except as otherwise provided, 441.005(6) makes a Tenant a person who occupies the premises with the landlord's consent, and 441.005(4) makes Premises land, tenements, condominium or cooperative units, air rights and all other types of real property leased under the terms of a rental agreement.

Section 535.185(1) binds the landlord of residential property or any person authorized to enter into a rental agreement on such landlord's behalf to disclose to the tenant in writing at or before the commencement of the tenancy the name and address of the person authorized to manage the premises, and 535.185(2) says the information shall be kept current.

Whether you manage one rental unit or a condominium building, you can post a maintenance or repair job on InstaBids and get several written bids to compare.

Missouri chapter 441 and 535 rules a property manager works to

Section 441.060(4)(1), how the landlord or the tenant ends a month-to-month tenancy by written notice (a mobile home lot lease follows 441.060(4)(2)):

Except as provided in subdivision (2), the landlord or the tenant may terminate a month-to-month tenancy by a written notice given to the other party stating that the tenancy shall terminate upon a periodic rent-paying date not less than one month after the receipt of the notice.

Source: Revised Statutes of Missouri 441.060, read 2026-10-29

Section 535.300(1), the most a landlord may demand or receive as a security deposit (a deposit for a pet on the premises is outside the term, 535.300(8)):

A landlord may not demand or receive a security deposit in excess of two months' rent.

Source: Revised Statutes of Missouri 535.300, read 2026-10-29

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

The condition in plain words, with photos, and the section of the local municipal housing or building code it violates (441.234(2)), since the repair section reaches a condition that detrimentally affects the habitability, sanitation or security of the premises, for a tenant of six consecutive months (441.234(1)).
The date the landlord was notified by the tenant in writing, since 441.234(2) counts fourteen days from it before the tenant may cause the work to be done, for a housing or building code condition (441.234(2)) and a tenant of six consecutive months (441.234(1)).
Receipts and the itemized statement for finished work, the papers 441.234(2) names before a tenant of six consecutive months (441.234(1)) may deduct for a housing or building code condition after the notice in writing.
For move-out work, the date and time of the inspection following the termination of the rental agreement, which the landlord gives as reasonable notice in writing (535.300(5)).

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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 condition under the local municipal housing or building code (441.234(2)), the code test the repair section uses for a tenant of six consecutive months (441.234(1)), 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

Revised Statutes of Missouri 441.234, read 2026-10-29: revisor.mo.gov
Revised Statutes of Missouri 535.300, read 2026-10-29: revisor.mo.gov
Revised Statutes of Missouri 441.005, read 2026-10-29: revisor.mo.gov
Revised Statutes of Missouri 535.185, read 2026-10-29: revisor.mo.gov
Revised Statutes of Missouri 441.060, read 2026-10-29: revisor.mo.gov