InstaBidsWhat do Rhode Island landlord tenant laws say about repairs, entry and deposits?
Rhode Island landlord tenant laws, in chapter 34-18 of the General Laws, say a landlord shall make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition (34-18-22(a)), and may not demand or receive a security deposit in excess of one month's periodic rent (34-18-19(a)).
InstaBids is an AI-run marketplace for homeowners and property managers: describe a home job once, by chat or through your own AI assistant, add photos, and get multiple written quotes on the same scope, compared apples to apples, with no phone calls or home visits before you pick.
- Describe it onceBy chat, or through your own AI assistant, and add photos.
- Post it and send itContractors bid in writing on that scope.
- Compare line by lineEvery quote is written against the same scope.
- You chooseContact details stay hidden until you pick and they confirm.
For your AI assistant
MCP connector · REST API · plain HTMLHand any of these to your assistant and it can help you write this job's request; you send the request yourself. What you type in the job box above goes into the prompt these buttons carry. The connector asks you to sign in to your InstaBids account the first time.
- MCP connector URL
https://instabids.ai/api/agent/mcp - Agent API (OpenAPI)
https://instabids.ai/openapi.json - Start-request link
https://instabids.ai/intake?from=property-managers-landlord-tenant-law--rhode-island&utm_source=us&utm_medium=page&utm_campaign=property-managers&job=Repair+at+a+Rhode+Island+rental%3A+what+is+broken%2C+the+unit+and+the+access+window - Prompt for any AI, with your job
- ChatGPTOpens with the prompt
- ClaudeOpens with the prompt
- GrokOpens with the prompt
- GeminiCopies the prompt, then opens
Every page is plain HTML. Steps for every assistant: add to your assistant.
Rhode Island chapter 34-18 notice periods, deadlines and the deposit cap
| Days of notice the landlord gives before entering, except in case of emergency or unless it is impracticable to do so (34-18-26(c)) | two (2) daysstate (Rhode Island); statute text in force on the read day, 2026-10-29 (webserver.rilegislature.gov, Rhode Island General Laws Title 34 chapter 18); Rhode Island General Laws § 34-18-26, read 2026-10-29 |
|---|---|
| Days of tenant absence after which a landlord may enter without consent if reasonably necessary for the protection of the property (34-18-26(b)) | seven (7) daysstate (Rhode Island); statute text in force on the read day, 2026-10-29 (webserver.rilegislature.gov, Rhode Island General Laws Title 34 chapter 18); Rhode Island General Laws § 34-18-26, read 2026-10-29 |
| Days for the landlord to remedy after the tenant's written notice of a noncompliance materially affecting health and safety, before the rental agreement terminates on a date not less than thirty (30) days after receipt (34-18-28(a)) | twenty (20) daysstate (Rhode Island); statute text in force on the read day, 2026-10-29 (webserver.rilegislature.gov, Rhode Island General Laws Title 34 chapter 18); Rhode Island General Laws § 34-18-28, read 2026-10-29 |
| Days for the landlord to deliver the itemized written notice and the security deposit due, counted from the later of termination of the tenancy, delivery of possession, or the tenant's forwarding address (34-18-19(b)) | twenty (20) daysstate (Rhode Island); statute text in force on the read day, 2026-10-29 (webserver.rilegislature.gov, Rhode Island General Laws Title 34 chapter 18); Rhode Island General Laws § 34-18-19, read 2026-10-29 |
| Most a landlord may demand or receive as a security deposit (34-18-19(a)) | one month's periodic rentstate (Rhode Island); statute text in force on the read day, 2026-10-29 (webserver.rilegislature.gov, Rhode Island General Laws Title 34 chapter 18); Rhode Island General Laws § 34-18-19, read 2026-10-29 |
| Days of written notice a landlord gives before a rent increase takes effect, for a residential tenancy excluding an independent living facility, assisted living facility, or congregate care facility (34-18-16.1(a)) | sixty (60) daysstate (Rhode Island); statute text in force on the read day, 2026-10-29 (webserver.rilegislature.gov, Rhode Island General Laws Title 34 chapter 18); Rhode Island General Laws § 34-18-16.1, read 2026-10-29 |
| Days of notice a landlord gives month-to-month tenants over the age of sixty-two (62) years before raising the rent, for a residential tenancy excluding an independent living facility, assisted living facility, or congregate care facility (34-18-16.1(b)) | one hundred twenty (120) daysstate (Rhode Island); statute text in force on the read day, 2026-10-29 (webserver.rilegislature.gov, Rhode Island General Laws Title 34 chapter 18); Rhode Island General Laws § 34-18-16.1, read 2026-10-29 |
What repairs is a landlord responsible for in Rhode Island?
Rhode Island General Laws 34-18-22(a), read 2026-10-29 on webserver.rilegislature.gov, says a landlord shall comply with the requirements of applicable building and housing codes affecting health and safety, and make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition.
The same list in 34-18-22(a) has the landlord keep all common areas of the premises in a clean and safe condition and maintain in good and safe working order the electrical, plumbing, sanitary, heating, ventilating, air conditioning and other facilities and appliances, including elevators, supplied or required to be supplied by the landlord.
Item (6) of 34-18-22(a) has the landlord supply running water and reasonable amounts of hot water at all times and reasonable heat between October 1 and May 1, unless the building is not required by law to be equipped for that purpose or the heat or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection.
Section 34-18-22(c) lets the landlord and tenant shift named work to the tenant only on its own terms: “The landlord and tenant of a dwelling unit may agree in writing that the tenant perform specified repairs, maintenance tasks, alterations, and remodeling but only if: (1) The agreement of the parties is entered into in good faith and set forth in a writing signed by the parties and supported by adequate consideration; (2) The work is not necessary to cure noncompliance with subsection (a)(1); and (3) The agreement does not diminish or affect the obligation of the landlord to other tenants in the premises.” (Rhode Island General Laws § 34-18-22)
When a heating, plumbing or electrical repair is needed to keep a unit habitable, a property manager can post the job on InstaBids and compare written bids.
How long does a landlord have to make repairs in Rhode Island?
Under 34-18-28(a), read 2026-10-29, the clock starts with the tenant's written notice of a noncompliance with 34-18-22 materially affecting health and safety: if the breach is not remedied in twenty (20) days, the rental agreement terminates on the date the notice names, which is not less than thirty (30) days after receipt.
For a noncompliance materially affecting health and safety, item (1) of 34-18-28(a) keeps the agreement in force when the landlord adequately remedies the breach before the date specified in the tenant's written notice, and item (2) lets the tenant terminate on at least fourteen (14) days' written notice when substantially the same act or omission recurs within six (6) months.
Once a tenant's written repair notice arrives, a property manager can describe that repair once on InstaBids, add photos and get written bids on the same scope.
How much notice does a landlord have to give before entering in Rhode Island?
Two days, under 34-18-26(c) as read 2026-10-29: “Except in case of emergency or unless it is impracticable to do so, the landlord shall give the tenant at least two (2) days’ notice of his or her intent to enter and may enter only at reasonable times.” (Rhode Island General Laws § 34-18-26)
Without consent, 34-18-26(b) lets a landlord enter in case of emergency, or during any absence of the tenant in excess of seven (7) days if reasonably necessary for the protection of the property.
On the tenant's side, 34-18-26(a) reads: “A tenant shall 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.” (Rhode Island General Laws § 34-18-26)
Photos taken during a noticed entry can go with the repair job you post on InstaBids, so contractors bid in writing on what the photos show.
How long does a landlord have to return a security deposit in Rhode Island?
Twenty (20) days under 34-18-19(b), read 2026-10-29: the landlord shall deliver the written notice itemizing unpaid accrued rent, reasonable cleaning and trash disposal expenses and physical damages other than ordinary wear and tear, together with the amount of the security deposit due, within twenty (20) days after the later of termination of the tenancy, delivery of possession, or the tenant's forwarding address.
The deposit itself is capped by 34-18-19(a): “A landlord may not demand or receive a security deposit, however denominated, in an amount or value in excess of one month’s periodic rent.” (Rhode Island General Laws § 34-18-19) For a furnished apartment, 34-18-19(e) separately allows a furniture security deposit of up to one month's periodic rent when the furniture's replacement value meets that subsection's threshold.
Section 34-18-19(c) lets the tenant recover the amount due plus damages equal to twice the amount wrongfully withheld if the landlord does not deliver the notice and the amount due within twenty (20) days after the later of the three 34-18-19(b) dates; under 34-18-19(g) the holder of the landlord's interest at termination is bound after a transfer, and 34-18-19(h) bars any waiver of the section in a rental agreement.
Move-out cleaning, trash removal and damage repairs between tenants can be posted on InstaBids as one job, with written bids to compare before the work starts.
When can a tenant end a lease over repairs in Rhode Island?
Section 34-18-28(a) sets the path, read 2026-10-29: “Except as provided by this chapter, if there is a noncompliance by the landlord with the rental agreement or a noncompliance with § 34-18-22 materially affecting health and safety, the tenant may deliver a written notice to the landlord specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than thirty (30) days after receipt of the notice if the breach is not remedied in twenty (20) days, and the rental agreement shall terminate as provided in the notice subject to the following:” (Rhode Island General Laws § 34-18-28) Item (3) of 34-18-28(a) leaves out a condition caused by the deliberate or negligent act or omission of the tenant, a member of his or her family, or another person on the premises with consent.
When the rental agreement will terminate after the tenant's written notice of a noncompliance materially affecting health and safety, 34-18-28(d) has the landlord return all security recoverable under 34-18-19 and all prepaid rent.
For a health-and-safety condition such as a roof leak, mold or a broken heater, a property manager can post the repair on InstaBids and line up written bids.
When can a tenant withhold rent over repairs in Rhode Island?
Chapter 34-18 ties rent to essential services in 34-18-31(a), read 2026-10-29: if, contrary to the rental agreement or 34-18-22, the landlord willfully or negligently fails to supply heat, running water, hot water, electric, gas, or other essential service, the tenant may give reasonable notice specifying the breach (under 34-18-31(d) the tenant's rights do not arise until that notice is given) and then deduct the actual and reasonable costs of securing them from the periodic rent, or procure reasonable substitute housing and be excused from paying rent for the period of the noncompliance.
Under 34-18-31(d), the tenant's rights when a landlord willfully or negligently fails to supply an essential service do not arise until the tenant has given notice to the landlord, and do not reach a condition caused by the deliberate or negligent act or omission of the tenant's side; 34-18-31(c) says a tenant who proceeds under 34-18-31 after that notice may not proceed under 34-18-28 or 34-18-30 as to that breach.
Where the landlord sues for possession for nonpayment, 34-18-32(a) lets the tenant counterclaim: “In an action for possession based upon nonpayment of rent or in an action for rent when the tenant is in possession, the tenant may counterclaim for any amount he or she may recover under the rental agreement or this chapter. In that event, the court, from time to time, may order the tenant to pay into court all or part of the rent accrued and thereafter accruing, and shall determine the amount due to each party.” (Rhode Island General Laws § 34-18-32) Under 34-18-32(b), a tenant not in possession may counterclaim without paying any rent into court.
When heat, hot water or running water goes out, a property manager can post that essential-service repair on InstaBids and get written bids from contractors.
How much written notice comes before a Rhode Island rent increase?
Sixty (60) days in writing under 34-18-16.1(a), read 2026-10-29, for a residential tenancy, excluding an independent living facility, assisted living facility, or congregate care facility: notice of the increase shall be given in writing to any tenant by a landlord at least sixty (60) days prior to the effective date of the increase.
For month-to-month tenants over the age of sixty-two (62) years, 34-18-16.1(b) says a landlord shall give at least one hundred twenty (120) days' notice before raising the rent, with the same exclusion of an independent living facility, assisted living facility, or congregate care facility.
Unit upgrades planned around a rent change, such as new flooring or appliances, can be posted on InstaBids to get several written bids on one scope.
Who does Rhode Island landlord tenant law cover?
Under 34-18-8(6), read 2026-10-29, unless the parties expressly agree to be governed by chapter 34-18, occupancy by a holder of a proprietary lease in a cooperative is not governed by the chapter.
Item 34-18-8(4) puts transient occupancy in a hotel, motel, or other lodging that is subject to the state sales and use tax, or lodgings tax, outside chapter 34-18, unless the parties expressly agree to be governed by it.
Item 34-18-8(5) does the same for occupancy by a paid employee of a landlord whose right to occupancy is conditional upon employment substantially for services, maintenance, or repair of premises containing more than eleven (11) units, again unless the parties expressly agree to be governed by chapter 34-18.
The definition in 34-18-11(7) names who carries the landlord's duties: ““Landlord” means the owner, lessor, or sublessor of the dwelling unit or the building of which it is a part, and it also means a manager of the premises who fails to disclose as required by § 34-18-20;” (Rhode Island General Laws § 34-18-11)
For any rental unit the chapter covers, a property manager can post a painting, plumbing or roofing job on InstaBids and get multiple written bids.
Rhode Island chapter 34-18 text a property manager schedules work around
Section 34-18-26(b), when a landlord may enter the dwelling unit without consent of the tenant:
A landlord may enter the dwelling unit without consent of the tenant in case of emergency, or, during any absence of the tenant in excess of seven (7) days, if reasonably necessary for the protection of the property.
Source: Rhode Island General Laws § 34-18-26, read 2026-10-29
Section 34-18-16.1(b), notice before raising the rent of month-to-month tenants over the age of sixty-two (62) years (an independent living facility, assisted living facility, or congregate care facility excluded):
A landlord of a residential tenancy, excluding an independent living facility, assisted living facility, or congregate care facility, shall give at least one hundred twenty (120) days’ notice to month-to-month tenants over the age of sixty-two (62) years, before raising the rent.
Source: Rhode Island General Laws § 34-18-16.1, read 2026-10-29
What to put in a written repair scope for a Rhode Island rental
- The repair described in plain words with photos, tied to the 34-18-22(a) item it answers, for example to maintain in good and safe working order the plumbing, heating or other facilities and appliances supplied by the landlord, or to keep the premises in a fit and habitable condition.
- The date the tenant's written notice was received, if it names a noncompliance materially affecting health and safety: 34-18-28(a) counts twenty (20) days to remedy from receipt.
- The access date and time window: the landlord gives the tenant at least two (2) days' notice of his or her intent to enter, as 34-18-26(c) requires except in case of emergency or where it is impracticable, and may enter only at reasonable times.
- For a heat, hot water, running water, electric or gas outage: the date the tenant gave notice to the landlord, since the 34-18-31(a) remedies when the landlord willfully or negligently fails to supply an essential service do not arise until that notice (34-18-31(d)).
- If the tenant is to do part of the work: an agreement between the landlord and tenant in a writing signed by the parties, entered into in good faith and supported by adequate consideration, for work not necessary to cure noncompliance with item (1) of 34-18-22(a) (34-18-22(c)).
Several phone calls, or one written Rhode Island repair scope?
No two phone calls describe the job the same way. A scope written around the 34-18-22(a) item the landlord shall meet, such as keeping the facilities and appliances in good and safe working order, lets 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.
Related answers on other pages
Sources
- Rhode Island General Laws § 34-18-32, read 2026-10-29: webserver.rilegislature.gov
- Rhode Island General Laws § 34-18-19, read 2026-10-29: webserver.rilegislature.gov
- Rhode Island General Laws § 34-18-26, read 2026-10-29: webserver.rilegislature.gov
- Rhode Island General Laws § 34-18-8, read 2026-10-29: webserver.rilegislature.gov
- Rhode Island General Laws § 34-18-22, read 2026-10-29: webserver.rilegislature.gov
- Rhode Island General Laws § 34-18-31, read 2026-10-29: webserver.rilegislature.gov
- Rhode Island General Laws § 34-18-11, read 2026-10-29: webserver.rilegislature.gov
- Rhode Island General Laws § 34-18-16.1, read 2026-10-29: webserver.rilegislature.gov
- Rhode Island General Laws § 34-18-28, read 2026-10-29: webserver.rilegislature.gov