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

North Dakota landlord tenant day counts and deposit limits, with sources

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What repairs is a landlord responsible for in North Dakota?

Section 47-16-13.1(1) of the North Dakota Century Code, read 2026-10-29 on ndlegis.gov, opens the landlord's list for a residential dwelling unit: “A landlord of a residential dwelling unit shall: a. Comply with the requirements of applicable building and housing codes materially affecting health and safety. b. Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition.” (North Dakota Century Code 47-16-13.1)

Item (1)(d) adds the systems: “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.” (North Dakota Century Code 47-16-13.1) Item (1)(f) has the landlord of a residential dwelling unit supply running water and reasonable amounts of hot water at all times and reasonable heat, except in the three cases that item names, such as a supply failure by a public utility.

Under 47-16-13.1(4), the landlord and tenant of a single-family residence, a residential dwelling unit, may agree in writing that the tenant performs the (1)(e) and (1)(f) duties and specified repairs, only in good faith. Under 47-16-13.1(5), for any other residential dwelling unit, the landlord and tenant may agree that the tenant takes on specified repairs only in a separate writing signed by the parties and supported by adequate consideration.

For a plumbing, heating or electrical repair at a North Dakota rental, you can post the job on InstaBids and get written bids on the same scope.

How long does a landlord have to make repairs in North Dakota?

Section 47-16-13.1(2), read 2026-10-29, sets no day count; it says: “In case of noncompliance with the requirements of subdivisions b through f of subsection 1, a reasonable time shall be allowed to remedy such noncompliance.” (North Dakota Century Code 47-16-13.1)

The older rule in 47-16-13 also runs on a reasonable time after the tenant's notice: if the lessor neglects to repair dilapidations which the lessor ought to repair, the lessee may, under 47-16-13(1), repair the premises and deduct the expense of such repair from the rent, recover it in any other lawful manner, or vacate the premises under 47-16-13(3).

Once a tenant's repair notice comes in, you can describe the repair once on InstaBids, add photos, and compare written bids side by side.

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

Section 47-16-07.3(2), read 2026-10-29, names no hour count; for inspection, repairs, services or showings the landlord may enter: “Only during reasonable hours, and in a reasonable manner, for the purpose of inspecting the premises; for making necessary or agreed repairs, decorations, alterations, or improvements; for supplying necessary or agreed services; or for exhibiting the residential dwelling unit to actual or potential purchasers, insurers, mortgagees, real estate agents, tenants, workmen, or contractors. Unless it is impractical to do so the landlord shall first notify and receive the consent of the tenant which shall not be unreasonably withheld, which consent shall identify a time certain.” (North Dakota Century Code 47-16-07.3)

Under 47-16-07.3(2), the landlord shall first notify and receive the consent of the tenant, unless it is impractical, and enters only during reasonable hours; consent is presumed from failure to object to access after notice of intent to enter at a time certain has been given.

Section 47-16-07.3(1) lets the landlord enter at any time in case of emergency, and in two other cases: “At any time in case of emergency or if the landlord reasonably believes the tenant has abandoned the premises, or the landlord reasonably believes the tenant is in substantial violation of the provisions of the lease or rental agreement.” (North Dakota Century Code 47-16-07.3)

When a repair needs a contractor inside a tenant's unit, you can post the job on InstaBids and note the access window in the scope contractors bid on.

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

Section 47-16-07.1(3), read 2026-10-29, counts thirty days from termination of the lease and delivery of possession: “Application of any portion of a security deposit not paid to the lessee upon termination of the lease must be itemized by the lessor. Such itemization together with the amount due must be delivered or mailed to the lessee at the last address furnished lessor, along with a written notice within thirty days after termination of the lease and delivery of possession by the lessee.” (North Dakota Century Code 47-16-07.1)

Under 47-16-07.1(3), a lessor is not required to pay interest on security deposits if the period of occupancy was less than nine months in duration.

Before move-in, 47-16-07.1(1) caps the amount: a lessor may not demand or receive security in excess of one month's rent, except up to two months' rent from an individual convicted of a felony offense or one with a judgment for violating a previous rental agreement.

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

When can a tenant end a lease over repairs in North Dakota?

Section 47-16-17(1), read 2026-10-29, lets the lessee of real property terminate the lease before the end of the term agreed upon: “When the lessor does not fulfill the lessor's obligations, if any, within a reasonable time after request, as to placing and securing the lessee in the quiet possession of the property leased, or putting it into a good condition, or repairing it; or” (North Dakota Century Code 47-16-17)

Section 47-16-13(3) gives the same lessee a second route once the lessor neglects to repair within a reasonable time after notice: “Vacate the premises, in which case the lessee shall be discharged from further payment of rent or performance of other conditions.” (North Dakota Century Code 47-16-13)

Apart from repairs, under 47-16-15(5) a lease that converts to a month-to-month tenancy under 47-16-06 or 47-16-06.1 may be ended by either party on the last day of a month with at least one calendar month's notice.

For a repair a tenant has given notice about, such as a broken water heater, you can post the job on InstaBids and get written bids from several contractors.

Who does North Dakota landlord tenant law cover?

Chapter 47-16, Leasing of Real Property, opens with its definition in 47-16-01, read 2026-10-29: “Leasing is a contract by which one gives to another the temporary possession and use of real property for reward and the latter agrees to return such possession to the former at a future time.” (North Dakota Century Code 47-16-01)

The chapter text read that day has no section listing arrangements it does not govern; its repair rule binds a landlord of a residential dwelling unit, who shall make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition (47-16-13.1(1)).

Whether you manage one rental unit or many, you can post each repair job on InstaBids and pick a contractor from written bids, with no calls before you choose.

North Dakota statutes a property manager works to

What to put in a written repair scope for a North Dakota rental

• The repair in plain words, with photos, tied to the 47-16-13.1(1)(d) duty it meets: the landlord of a residential dwelling unit shall maintain in good and safe working order and condition the electrical, plumbing, heating and other facilities supplied or required to be supplied by the landlord.
• The date the tenant's notice of the problem was received and the start date of the work, since under 47-16-13.1(2) a reasonable time shall be allowed to remedy noncompliance, and under 47-16-13(1), if the lessor neglects the repair within a reasonable time after notice from the lessee, the lessee may repair the premises and deduct the expense of such repair from the rent.
• The access window for the workmen or contractors as a time certain, since under 47-16-07.3(2) the landlord shall first notify and receive the consent of the tenant, unless it is impractical, and enters only during reasonable hours.
• At move-in, the condition statement: under 47-16-07.2 the landlord shall provide the tenant with a statement describing the condition of the facilities in and about the premises, agreed to and signed by the landlord and tenant.
• At move-out, cleaning or repairs charged to the deposit, itemized by the lessor, and the date of delivery of possession, since the written notice is due within thirty days after termination of the lease and delivery of possession (47-16-07.1(3)).

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Calling contractors one by one, or one written scope?

Under 47-16-13(1) the lessee may repair the premises and deduct the expense of such repair from the rent once the lessor neglects a repair for a reasonable time after notice, so the days spent calling contractors one by one count. With one written scope that names the repair and the date of the tenant's notice, 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

• North Dakota Century Code 47-16-07, read 2026-10-29: ndlegis.gov