When winter settles into Indianapolis, heating systems become both the most essential and the most failure-prone part of a rental home.
For thousands of renters across the city, December and January bring sudden furnace breakdowns, drafty units and days spent waiting for a landlord to respond. Many tenants don’t know what Indiana law requires from property owners or what steps they can take when a heating emergency threatens their safety. This article lays out how the system is supposed to work, what renters can document and which agencies can step in when repairs stall.
What are landlords required to provide?
According to Indianapolis housing code, landlords must provide a heating system that can maintain indoor temperatures of at least 65 degrees in all habitable rooms. That standard applies regardless of the age of the building or how cold it gets outside. Heat is considered an essential service, meaning property owners cannot leave residents without it for extended periods, especially once temperatures dip below freezing. For tenants in single-family homes, duplexes or large apartment complexes, the requirement is the same: heat must be functional, safe and reliable.
What’s the first step? Who do I call first?
The first step renters should take when they notice a heating issue is to notify their landlord or property manager in writing. A timestamped text message or email is usually the simplest way to document that the problem was reported. Tenants should describe the issue clearly, include the temperature inside the home if possible, and request repairs within a reasonable timeframe. Written communication matters because it creates a record that can be used later if the problem escalates.
If the landlord responds quickly, provides a timeline for repairs and sends a certified HVAC technician, renters should allow access to the unit. Even if a tenant’s schedule is tight, making the home available for repairs helps avoid delays. However, when landlords do not respond or repeatedly cancel maintenance visits, renters have options beyond waiting. According to Indiana Legal Services, tenants have the right to seek an inspection from the Indianapolis Department of Business and Neighborhood Services (BNS).
BNS handles enforcement of local housing standards. When a renter files a complaint, an inspector can visit the home, take temperature readings and determine whether the heating system violates the code. If it does, the landlord may receive an order requiring repairs within a specific timeframe. While this process is not instantaneous, it establishes official documentation that the unit is not meeting minimum safety standards.
Can I withhold rent? Do I still have to pay rent?
Tenants should also be aware that Indiana law does not allow rent withholding unless ordered by a court. That means renters cannot legally decide to stop paying rent because the heat is out. Instead, the safest route is to continue paying rent while pursuing inspections and legal guidance.
Neighborhood Christian Legal Clinic and Indiana Legal Services both offer assistance for renters navigating unresolved maintenance issues, retaliation concerns or questions about their rights. Attorneys can help tenants understand whether their situation warrants filing a case in court, pursuing repairs through official channels or negotiating directly with the landlord.
What if I need urgent help?
In more urgent situations, indoor temperatures can become dangerous quickly. When the heat fails during a cold snap, families with small children, older adults or individuals with chronic health conditions may face health risks.
If the temperature inside drops to unsafe levels overnight or if the unit becomes uninhabitable, renters can call the city’s non-emergency number at 317-327-3811 for guidance. The operator may direct residents toward warming centers, emergency assistance or additional city resources.
Township trustees can also play a role when heat outages force residents to leave their home. Trustees may provide temporary shelter assistance, referrals to warming sites or limited emergency support. This option is especially important for renters who cannot afford hotel costs while waiting for repairs.
What about assistance with other utilities?
Another common concern in winter is the tension between utility responsibilities. In units where landlords pay for heat and electricity, tenants should contact the landlord immediately if utility bills are unpaid or if the property is at risk of shutoff.
In units where renters pay for their own gas or electric service, contacting the utility provider directly can prevent disconnection. Many companies offer payment arrangements or winter disconnect protections for qualifying households.
Preventing winter emergencies is also possible with early preparation. Renters can check for obvious warning signs before temperatures dropsuch as uneven heating, loud furnace noises, burning smells, disconnected vents or draft-heavy windows. While tenants are responsible for keeping the unit clean and avoiding damage, landlords remain responsible for maintaining major systems like furnaces and boilers. Reporting small issues early can sometimes prevent bigger problems in January or February.
Renters should keep copies of any written communication, inspection notices, work orders or statements from maintenance crews. If a dispute arises later or if repairs stretch on for weeks, having a paper trail supports the tenant’s case. Even simple documentation, such as photos of a thermostat reading or screenshots of unanswered messages, can be valuable.
What renters can do if the heat fails
Winter can be stressful for renters when essential systems fail, but understanding the process ahead of time can reduce confusion and strengthen safety. Knowing when to contact the landlord, when to escalate to the city and when to seek legal guidance empowers renters to protect their homes through the coldest months of the year.
• Document the issue with photos, thermostat readings and timestamped messages
• Notify the landlord or property manager in writing as soon as a problem appears
• Allow access for repairs when technicians are scheduled
• File a complaint with Business and Neighborhood Services if repairs are delayed
• Contact Indiana Legal Services or Neighborhood Christian Legal Clinic for legal advice
• Call 317-327-3811 for urgent guidance during unsafe temperatures
• Reach out to the township trustee office for emergency shelter or resources
This reporting is made possible by a grant from the Indianapolis African-American Quality of Life Initiative, empowering our community with essential health insights. https://iaaqli.org/
Contact Health & Environmental Reporter Hanna Rauworth at 317-762-7854 or follow her on Instagram at @hanna.rauworth.
Hanna Rauworth is the Health & Environmental Reporter for the Indianapolis Recorder Newspaper, where she covers topics at the intersection of public health, environmental issues, and community impact. With a commitment to storytelling that informs and empowers, she strives to highlight the challenges and solutions shaping the well-being of Indianapolis residents.
