Delaware landlord repair timeline
How long does a landlord in Delaware have to repair?
The clock most states set starts at the tenant’s written notice. Here is what the statute says, with the official source. It is general information, not legal advice.
- What it sets
- Repair and deduct up to $400 or half a month’s rent, whichever is less, if the landlord doesn’t fix it within 30 days of written notice or start within 10 days
- Statute
- 25 Del. C. 5307
- Official source
- Delaware Code title 25, chapter 53
Not an emergency service. For a fire, a gas leak or anyone in danger, call 911 or the gas utility.
What Delaware law says, line by line
Each line restates the text it cites. Check the current version before you rely on it.
If hot water, heat, water or electricity is out for 48 hours after the tenant’s actual or written notice, the tenant may end the lease, or keep two-thirds of the daily rent for each day without it.
25 Del. C. 5308(a)A condition that deprives the tenant of a substantial part of the bargain gets 15 days after written notice before the tenant may end the lease.
25 Del. C. 5306(a)Repair and deduct applies if the landlord doesn’t fix it within 30 days of written notice or start within 10 days, capped at $400 or half a month’s rent, whichever is less, with receipts.
25 Del. C. 5307(a)A tenant who is behind on rent can’t use repair and deduct.
25 Del. C. 5307(c)The landlord keeps electrical, plumbing and other supplied facilities in good working order.
25 Del. C. 5305(a)(5)
Checked October 21, 2026
Turn the statute into your own response times
City rules and your leases can be stricter than the state. Write your times as the strictest of the three.
- Count from when the tenant told you, because many deadlines start at notice
- Put heat, water, power and anything dangerous at the top, day or night
- Ask for notice in writing, and reply in writing, so the record exists if anyone asks
- Record every step with a time: the first reply, the booking, the visit and the confirmation
A question managers ask about Delaware
Section 5308 gives 48 hours after the tenant’s actual or written notice. After that the tenant may end the lease or keep two-thirds of the daily rent for each day the service is out.
Managing in another state? Pick it hereThe same leak can have a different clock across a state line.
The clock starts at the tenant’s notice Ours answers at any hour