Landlord-tenant relationships are usually straightforward until something goes wrong. A lease is a contract, but it is also a living arrangement, which means disagreements can become personal quickly. When money, housing stability, and basic comfort are all in play at the same time, even small issues can escalate.
Across the United States, most landlord-tenant disputes follow a familiar pattern: one side believes the other is not complying with the lease, and both sides believe the law supports them. A real estate attorney can help you understand your rights, avoid preventable mistakes, and pursue a resolution that holds up if the conflict moves to court.
Six Common Causes of Landlord-Tenant Disputes
Most conflicts between landlords and tenants stem from the same handful of issues, even though the details may vary from property to property. Lease terms are often written broadly, people make assumptions about what “should” happen, and communication can break down when expectations are not met.
Breaches of Contract
Many disputes begin with a simple question–namely, what does the lease actually require? A lease may restrict pets, smoking, subletting, short-term rentals, noise levels, the number of occupants, and how the property can be used. Landlords often treat these as core terms that protect the property and other residents. Tenants sometimes view them as flexible guidelines, especially when an alleged violation seems harmless.
A breach can be real even when it is not dramatic. An unauthorized roommate, a prohibited pet, repeated neighbor complaints, or operating a business from the unit can all trigger a conflict. On the tenant side, a breach by a landlord may include entering the unit without proper notice, shutting off utilities, improperly changing locks, failing to provide agreed-upon amenities, or failing to honor renewal terms. In many jurisdictions, how a breach is handled matters as much as whether the breach occurred. Leases and local laws often require written notice and an opportunity to cure certain violations, and tenants may have defenses if the landlord has waived enforcement in the past or is applying rules inconsistently.
Nonpayment of Rent
Nonpayment of rent is one of the most common and fastest-moving causes of disputes. From a landlord’s perspective, rent is the central bargain of the lease, and late payments can disrupt mortgage obligations, maintenance budgets, and cash flow. From a tenant’s perspective, a missed payment is often tied to job loss, illness, family emergencies, or a dispute about the condition of the unit. When communication fails, the situation can spiral into notices and court filings quickly.
Even in broad terms, most states require landlords to follow a formal process before evicting a tenant for nonpayment of rent. That typically includes a written notice specifying the amount owed and setting a deadline to pay or vacate.
Issues related to partial payments can be complicated. In some places, accepting partial rent may affect a landlord’s ability to proceed with an eviction, while in others it may not. Landlords may keep thorough ledgers and written communication, because rent disputes often turn into evidence disputes. Tenants may document payments carefully, including receipts, electronic confirmations, and any written agreements about payment plans.
Failure to Make Reasonable Repairs
Few issues generate more frustration than repairs. Most states require landlords to provide a unit that is safe and livable, and many jurisdictions use an “implied warranty of habitability” that covers essentials such as heat, hot water, plumbing, and protection from serious health hazards. Tenants may assume that any problem must be fixed immediately, while landlords may view certain issues as minor, cosmetic, or caused by the tenant’s behavior.
A repair dispute may hinge on notice and documentation. A tenant will generally need to notify the landlord of the problem and give a reasonable opportunity to fix it. Landlords may use a system to track requests, schedule vendors, and confirm completion. Tenants may keep copies of requests, photos, and timelines, especially when the issue affects health or safety.
In some states, tenants may have limited remedies such as repair-and-deduct or rent withholding, but those options are highly state-specific, and they can backfire if handled incorrectly. As a result, tenants may need to be cautious about stopping rent payments without understanding local rules, and landlords may need to ensure they do not ignore conditions that could be considered habitability issues.
Property Damage by Tenant
Property damage disputes often arise at move-out, but they can also come up during a tenancy. Landlords may find holes in walls, broken fixtures, stained carpets, damaged appliances, or evidence of unauthorized alterations. Tenants may claim that these issues are ordinary wear and tear, that the problems existed before move-in, or that the landlord failed to maintain the property properly.
The key legal distinction in these cases is usually between normal wear and tear and damage beyond ordinary use. Although the precise definitions may vary, normal wear and tear generally includes aging and minor deterioration that happens even when someone is careful. Damage, on the other hand, tends to involve negligence, abuse, or preventable harm. To reduce conflict, landlords may need to do detailed move-in inspections with dated photos and written checklists, and tenants may request copies or create their own records. When a dispute arises, documentation often determines the outcome more than opinions about what is “fair.”
Security Deposits
Security deposits are a common source of friction between tenants and landlords. Tenants often expect the deposit to be returned in full, especially if they cleaned and believe they left the unit in good condition. Landlords may believe deductions are justified for cleaning, repairs, unpaid rent, or other lease violations. Many states regulate deposits closely, including deadlines for returning deposits, requirements for itemized statements, limits on allowable deductions, and rules on where deposits must be held.
One practical mistake that can lead to conflict is vague language, such as “cleaning fee,” without showing what was cleaned or why the cleaning went beyond routine turnover. When security deposit rules are strict, procedural missteps can become as important as the underlying dispute.
Eviction Procedures
Eviction rules vary by state, but the overall structure of these cases is similar across jurisdictions. The landlord will serve a legally required notice, file an eviction case if the tenant does not comply, and then obtain a court order before physical removal can occur. Removals will often be carried out by a sheriff or marshal.
Tenants may have defenses to evictions based on improper notice, payment disputes, retaliation, discrimination, habitability issues, or procedural errors. Landlords may face additional requirements if the property is subject to local rent control, tenant protections, or specific notice formats. Small mistakes in procedure can lead to delays or dismissals. Whether you are a landlord trying to regain possession or a tenant trying to protect your housing rights, it is often worth getting legal guidance early, before the dispute escalates into a court case.
Disclaimer: This article is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant laws vary by state, county, and municipality, and the application of the law depends on the specific facts of each situation. Reading this article does not create an attorney-client relationship. For guidance regarding your specific circumstances, consult a real estate or landlord-tenant attorney.
