Illegal Eviction Laws by State: Lockouts, Utility Shutoffs and Retaliation (2026)
Whether a landlord can change the locks, cut off utilities or retaliate against a tenant, and what a tenant can do — state by state.
Lockouts, Utility Shutoffs & Retaliation: all 50 states and DC
| State | Lockouts and illegal eviction | Landlord shutting off utilities | Landlord retaliation |
|---|---|---|---|
| Alabama | Self-help eviction is not allowed: a landlord may not recover or take possession of the home by action or otherwise except after abandonment, surrender, or as the landlord-tenant act permits. If a landlord unlawfully removes or locks out the tenant, the tenant may recover possession or end the lease and, either way, recover the greater of up to three months' periodic rent or actual damages, plus reasonable attorney's fees. If the lease ends this way, the landlord must return the recoverable deposit and unearned prepaid rent. Ala. Code §§ 35-9A-427, 35-9A-407 | A landlord may not take back a rental by cutting off heat, running water, hot water, electricity, gas or another essential service. If the landlord willfully interrupts these services, the tenant may recover possession or end the lease, and in either case recover the greater of up to three months' periodic rent or actual damages, plus reasonable attorney's fees; the landlord must return the recoverable deposit and unearned prepaid rent if the lease ends. Separately, if the landlord willfully or negligently fails to promptly restore an essential service after notice, the tenant may end the lease with at least 14 days' written notice or recover damages for the reduced rental value. Ala. Code §§ 35-9A-427, 35-9A-407, 35-9A-404 | A landlord may not retaliate by raising rent, decreasing services, or bringing or threatening an action for possession because the tenant (1) complained to a government code-enforcement agency about a health or safety violation, (2) complained to the landlord about a § 35-9A-204 maintenance violation, or (3) organized or joined a tenants' union. Remedies are those in § 35-9A-407 plus a defense to eviction. Ala. Code § 35-9A-501 |
| Alaska | A landlord may not make a tenant leave by changing the locks, taking the tenant's belongings, or taking the home by force without a court hearing; the landlord must go to court (a "forcible entry and detainer" case) to evict. If the landlord unlawfully removes or excludes the tenant, the tenant may sue to regain possession or end the rental agreement and, either way, recover up to 1½ times actual damages. Police should refuse to remove a tenant without a court order. Alaska Dept. of Law, The Alaska Landlord & Tenant Act: What It Means to You (2024) | A landlord may not try to force a tenant out by shutting off utilities. If the landlord willfully cuts services, the tenant may sue to get back into the home or end the rental agreement, and in either case recover up to 1½ times actual damages. A lease clause in which the tenant waives notice and eviction procedures does not make a shutoff lawful. Alaska Dept. of Law, The Alaska Landlord & Tenant Act: What It Means to You (2024) | A landlord may not raise rent, decrease services, or bring or threaten an eviction because the tenant complained about the landlord's failure to meet its duties, sought to enforce rights under the Act, organized or joined a tenants' union, or complained to a government agency responsible for housing, wage, price, or rent controls. The tenant may terminate or defend against eviction, and in either case may recover up to 1.5 times actual damages. AS 34.03.310; AS 34.03.210 |
| Arizona | A landlord may not recover or take possession of a rental by action or otherwise, including by willfully cutting essential services, except after abandonment or surrender or as the landlord-tenant act permits. If a landlord unlawfully removes or excludes the tenant, the tenant may recover possession or end the lease and, either way, recover the greater of two months' periodic rent or twice actual damages. If the lease ends, the landlord must return the security the tenant is owed. A.R.S. §§ 33-1374, 33-1367 | A landlord may not take back a rental by willfully cutting off electricity, gas, water or other essential services, and may not terminate utilities provided under the lease except for repairs or as the act allows. If the landlord willfully cuts services, the tenant may recover possession or end the lease and recover the greater of two months' periodic rent or twice actual damages. If the landlord deliberately or negligently fails to supply heat, cooling, water, hot water or essential services, after reasonable notice the tenant may buy the service and deduct the reasonable cost from rent, recover damages for reduced rental value, or get reasonable substitute housing and not pay rent for that period. A.R.S. §§ 33-1374, 33-1367, 33-1364 | A landlord may not raise rent, decrease services, or bring or threaten an eviction after the tenant (1) complained to a building or housing code agency about a health or safety violation, (2) complained to the landlord about a § 33-1324 maintenance violation, (3) organized or joined a tenants' union, or (4) complained to a wage-price stabilization agency. A complaint within 6 months before the alleged retaliation creates a presumption of retaliation. A.R.S. § 33-1381 |
| Arkansas | Not verified yet | Not verified yet | No statute — Arkansas has no landlord anti-retaliation statute. The Residential Landlord-Tenant Act (Ch. 17) and the deposit subchapter contain no retaliation provision or presumption period. Ark. Code Ann. Title 18, Ch. 17 (§§ 18-17-101 et seq.); §§ 18-16-301 to -306 |
| California | Lockouts and other self-help evictions are illegal. The landlord must go to court and may not physically remove or lock out the tenant, remove outside doors or windows, or take the tenant's belongings to carry out an eviction. A landlord who does so may be liable for the tenant's actual damages plus penalties of up to $100 per day for the time the unlawful methods were used. Cal. Dept. of Real Estate, California Tenants: A Guide to Residential Tenants' and Landlords' Rights and Responsibilities (2026 ed.) | A landlord must use the court eviction process and may not use self-help to force a tenant out, such as cutting off water, gas or electricity. A landlord who uses unlawful methods may be liable for the tenant's actual damages (such as hotel and meal costs) plus penalties of up to $100 per day for the time the unlawful methods were used. Cal. Dept. of Real Estate, California Tenants: A Guide to Residential Tenants' and Landlords' Rights and Responsibilities (2026 ed.) | A landlord may not evict, raise rent, or reduce services within 180 days after the tenant, in good faith, gives a repair notice under § 1942, reports a suspected bed bug infestation, complains about habitability, complains to a housing agency, or takes part in a related inspection, lawsuit, or arbitration. This applies only if the tenant is not behind on rent, and a tenant may invoke it once per 12 months. Retaliation for organizing or joining a tenants' association, or for exercising other legal rights, is also unlawful. Threatening to report a tenant to immigration authorities counts as retaliation. Cal. Civ. Code § 1942.5 |
| Colorado | It is unlawful for a landlord to remove or exclude a tenant without court process, including by willfully removing doors, windows or locks other than for repair, unless the tenant agreed, the unit was abandoned (shown by things like returned keys, removal of belongings, notice, or long absence with rent unpaid), or it is required for an illegal drug-lab cleanup. The tenant may sue to stop the violation and must be awarded actual damages plus the greater of three times the monthly rent or $5,000, along with costs and reasonable attorney fees; the court may order possession restored. C.R.S. § 38-12-510 | A landlord may not remove or shut out a tenant without going to court, and unlawful removal includes willfully cutting off utilities. If a landlord willfully and unlawfully causes heat, running water, hot water, electricity, gas or other essential services to be cut off, the tenant may sue to stop it and must be awarded actual damages plus statutory damages of the greater of three times the monthly rent or $5,000, along with costs and reasonable attorney fees; the court may also restore possession. C.R.S. § 38-12-510 | A landlord may not retaliate (raise rent, cut services, end or not renew the lease, bring or threaten eviction, harass, or charge fees) because the tenant made a good-faith complaint about a habitability condition to the landlord, a nonprofit, or a government agency; joined or organized a tenants' association; or used habitability remedies. The tenant need only show that the protected activity was a motivating factor. Remedies: the greater of three months' rent or three times actual damages, plus attorney fees. The tenant may also terminate the lease and raise retaliation as a defense to eviction. C.R.S. § 38-12-509 |
| Connecticut | A landlord or owner (or agent) who, without a court order, deprives a tenant of access to the unit or the tenant's belongings commits criminal lockout, a class C misdemeanor. A tenant who is put or held out of possession, or whose belongings are removed or held, may file an entry-and-detainer complaint with a Superior Court judge, and if the court finds the landlord entered or held the unit by force or otherwise caused that injury, the tenant may recover double damages and costs in a civil action. Conn. Gen. Stat. §§ 53a-214, 47a-43, 47a-46 | If a landlord who must supply heat, running water, hot water, electricity, gas or another essential service fails to do so (for reasons within the landlord's control), the tenant, after notice, may buy the service and deduct the reasonable cost from rent, or get reasonable substitute housing if service is not restored within 48 hours (immediately if the same failure recurs within six months), with rent abating for that period. If the failure is willful, the tenant may end the lease and recover the greater of two months' rent or double actual damages, and get back the deposit, prepaid rent and interest. The tenant may recover reasonable attorney's fees. Conn. Gen. Stat. § 47a-13 | Landlord may not sue for possession, raise rent, or reduce services within 6 months after the tenant in good faith: tries to remedy a code violation (including contacting officials or filing a fair rent commission complaint); triggers a municipal notice or order; requests repairs; files a § 47a-14h action; or organizes or joins a tenants' union. Exceptions include nonpayment, lease violations, and good-faith owner occupancy. Conn. Gen. Stat. §§ 47a-20, 47a-20a |
| Delaware | If a landlord or the landlord's agent removes or excludes a tenant from the rental without a valid court order, the tenant may recover possession or end the lease. The tenant may also recover the greater of triple damages or three times the daily rent for the period of exclusion, plus court costs (but not attorneys' fees). 25 Del. C. § 5313 | A landlord may not cut off or terminate utility service because the tenant has not paid rent or utility charges or has otherwise breached the lease. If the landlord substantially fails to provide hot water, heat, water or electricity for 48 hours or more after notice, the tenant may end the lease immediately by written notice or keep two-thirds of the daily rent for the period of the outage; if the tenant stays and the failure continues, the tenant may instead get substitute housing (rent abates and the landlord owes extra costs up to half the abated rent) or withhold two-thirds of the daily rent, and may still recover damages beyond the amount withheld. 25 Del. C. §§ 5312(e), 5308 | Landlord may not seek possession, force the tenant out, raise rent, or cut services after the tenant in good faith complains of a code violation, a government agency cites a violation, the tenant organizes or leads a tenant organization, or the tenant pursues a legal remedy. Rebuttable presumption if the adverse action is within 90 days. Tenant recovers the greater of 3 months' rent or treble damages, plus costs (not attorney fees). 25 Del. C. § 5516 |
| District of Columbia | A landlord may not use self-help methods to evict a tenant, such as changing the locks; any eviction must follow a court order after a written notice to vacate has expired and be scheduled and supervised by the U.S. Marshals Service. A tenant may be evicted only for one of the specific reasons in the law, and not simply because the lease term ended. D.C. Office of the Tenant Advocate, D.C. Tenant Bill of Rights (Form OTA 2026.09.25); D.C. Code § 42-3505.01(a)(1) | A landlord may not use self-help methods to evict a tenant, such as cutting off utilities; any eviction must be under a court order after a written notice to vacate has expired, and must be scheduled and supervised by the U.S. Marshals Service. No tenant may be evicted for any reason unless served with a written notice meeting the statute's requirements. D.C. Office of the Tenant Advocate, D.C. Tenant Bill of Rights (Form OTA 2026.09.25); D.C. Code § 42-3505.01(a)(1) | Landlord may not retaliate (eviction, rent increase, service cuts, harassment, privacy violations, refusing to renew or honor the lease) for: witnessed or written repair requests, contacting officials about code violations, lawfully withholding rent after notice, tenant organizing, enforcing lease rights, or suing the landlord. If the landlord acts within 6 months after such an act, retaliation is presumed and the landlord must rebut it by clear and convincing evidence. D.C. Code § 42-3505.02 |
| Florida | Self-help eviction is banned. A landlord may not keep a tenant out by changing the locks or using a bootlock, may not remove outside doors, locks, roof, walls or windows (except for maintenance or repair), and may not remove the tenant's belongings unless the tenant surrendered or abandoned the unit, the last remaining tenant died as described in § 83.59(3)(d), or there was a lawful eviction. The tenant can recover actual and consequential damages or 3 months' rent, whichever is greater, plus costs and attorney's fees. Fla. Stat. §§ 83.67(2), (5), (6); 83.59(3) | A landlord may not directly or indirectly cut off or interrupt any utility service, including water, heat, light, electricity, gas, elevator, garbage collection or refrigeration, even if the landlord controls or pays for it. A tenant can recover actual and consequential damages or 3 months' rent, whichever is greater, plus costs and attorney's fees. Repeated violations at different times can bring separate awards. Fla. Stat. § 83.67(1), (6) | Landlord may not discriminatorily raise rent, reduce services, or sue/threaten to sue for possession primarily because the tenant in good faith complained to a government agency about code violations, organized or joined a tenant organization, complained to the landlord under § 83.56(1), exercised servicemember termination rights, paid an association after demand, or exercised fair housing rights. No statutory presumption period. Not a defense if the eviction is for good cause such as nonpayment or lease violations. Fla. Stat. § 83.64 |
| Georgia | Self-help eviction is illegal in Georgia. Georgia's official handbook says a landlord cannot remove a tenant or block the tenant's access to the unit without first going through the court eviction (dispossessory) process, even if the tenant broke the lease. Depriving a tenant of use of the premises within 3 months after a protected tenant action can also support a retaliation claim, which carries a civil penalty of one month's rent plus $500. Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 17; O.C.G.A. § 44-7-24(c)(2), (e) | A landlord may not knowingly and willfully cut off a tenant's utilities before the final outcome of an eviction (dispossessory) case the landlord has filed against that tenant. On conviction, the landlord can be fined up to $500. Georgia's official handbook adds that during an eviction case the tenant may stay in the home with active utilities until the court decides. O.C.G.A. § 44-7-14.1; Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), p. 17 | Landlord may not retaliate because a tenant, in good faith, asserted a lease or legal right, asked for repairs or used a remedy under the landlord-tenant chapter, complained to a housing or code enforcement agency or a utility about a condition the landlord must fix, or formed or joined a tenant organization about habitability. A tenant makes a prima facie case of retaliation if, within 3 months after the protected act, the landlord files for eviction (with exceptions), deprives the tenant of use of the premises, reduces services, raises rent, terminates the lease, or materially interferes with the tenant's lease rights. Retaliation is a defense to eviction. Remedy: a civil penalty of one month's rent plus $500, court costs, reasonable attorney's fees if the conduct was willful, wanton or malicious, and declaratory relief, minus any rent or other sums the tenant owes. O.C.G.A. § 44-7-24 |
| Hawaii | If a landlord removes or locks out a tenant overnight without cause or without a court order, the tenant may either get back into the unit or end the rental agreement. Either way, the tenant may recover two months' rent or two months of free occupancy, plus court costs and reasonable attorney's fees, and the court may order other relief. If the court finds the landlord had cause or a court order, it may award the landlord costs and attorney's fees. HRS § 521-63(c) | A landlord may not take back a rental by willfully cutting off or reducing running water, hot water, electricity, gas or another essential service, except when the tenant has abandoned or surrendered the unit. Doing so is treated as an unfair or deceptive practice, and the tenant is entitled to at least three times the monthly rent or $1,000, whichever is greater, in addition to penalties under § 480-3.1. HRS § 521-74.5 | While the tenant keeps paying rent, the landlord may not evict, force the tenant out, raise rent, or cut services after the tenant in good faith complains to a government agency or the landlord about health or code violations, an agency cites a violation, or the tenant requests repairs under §§ 521-63/521-64. No fixed presumption period. Tenant recovers damages plus costs and reasonable attorney's fees. HRS § 521-74 |
| Idaho | Self-help eviction is unlawful in Idaho. The Attorney General's manual says a landlord may not shut off utilities, change the locks, take the tenant's belongings or do anything other than file a lawful eviction case. Turning a person out of possession by force, threats or menacing conduct is a forcible entry under Idaho law, and a tenant who recovers damages for a forcible or unlawful entry or detention may be awarded three times the actual damages. Idaho Attorney General, Landlord and Tenant Manual (July 2026), pp. 27-28; Idaho Code §§ 6-301, 6-317 | The Idaho Attorney General's Landlord and Tenant Manual lists shutting off the utilities among the self-help steps that are unlawful for a landlord trying to force a tenant out; the landlord must use a court eviction instead. The manual notes a landlord or utility may shut off a utility for a reasonable time when repairs are needed. Idaho Attorney General, Landlord and Tenant Manual (July 2026), pp. 15-16, 27-28 | No statute — Idaho has no general anti-retaliation statute for residential tenants. The Idaho Attorney General's Landlord and Tenant Manual says a landlord may not evict a tenant for asking for repairs or joining a tenants' association, but it cites no statute and sets no presumption period. Tenants in manufactured home communities are protected by statute: the landlord may not end or refuse to renew the tenancy, raise rent, cut services, or threaten eviction because the resident complained in good faith to a code agency or to the landlord, joined or led a resident association, or hired a lawyer or agent. No statute (Idaho Code Title 6 ch. 3 and Title 55 chs. 2-3 checked); Idaho Code § 55-2015 (manufactured home communities only) |
| Illinois | Illinois landlords must file a lawsuit to evict. The Illinois Attorney General states that a landlord may not evict a tenant by locking the tenant out, changing the locks, or removing the tenant's belongings, and that only a sheriff can physically remove a tenant after a court order. Illinois Attorney General, Landlord and Tenant Rights and Laws (fact sheet, 01/24), pp. 2-3 | According to the Illinois Attorney General, a landlord must go to court to evict a tenant and cannot make a tenant move by turning off the utilities. Under the Illinois Rental Property Utility Service Act, if the landlord fails to pay a utility bill the landlord is legally responsible for, the tenant may pay the bill and deduct the payment from the rent. Illinois Attorney General, Landlord and Tenant Rights and Laws (fact sheet, 01/24), p. 2 | Landlord may not knowingly terminate, raise rent, decrease services, sue or threaten to sue for possession, or refuse to renew because the tenant in good faith complained of code violations to government or a community organization, requested repairs, joined/organized a tenants' union, testified about conditions, or exercised any legal right. Rebuttable presumption of retaliation if protected activity occurred within one year before the landlord's act. Remedies: defense to eviction, termination, recovery of possession, and the greater of 2 months' rent or 2 times damages, plus attorney's fees. 765 ILCS 721/5-20 (Landlord Retaliation Act) |
| Indiana | According to the Indiana courts' Small Claims Manual, a landlord may not lock a tenant out unless the tenant has abandoned the home, and an illegal lockout can lead to punitive damages. A tenant locked out by changed locks can file a small claims case for emergency possessory relief. A landlord also may not hold a tenant's belongings as security for unpaid rent unless a court allows it, and removing a tenant with the sheriff requires a court order. Indiana Office of Court Services, Small Claims Manual (2026, updated 12/23/2025), pp. 31-32, 36-38 | According to the Indiana courts' Small Claims Manual, a landlord generally may shut off utilities only when the tenant has abandoned the home and the utilities are in the landlord's name. An illegal utility shutoff can lead to a judgment for punitive damages against the landlord. A tenant whose landlord interrupts or shuts off utilities or other essential services can file a small claims case for emergency possessory relief. Indiana Office of Court Services, Small Claims Manual (2026, updated 12/23/2025), pp. 36, 38 | Landlord may not raise rent, decrease/interfere with services, or bring or threaten an eviction/possession action in response to a tenant complaining to a code-enforcement agency about health/safety violations, complaining in writing to the landlord about IC 32-31-5-6 or 32-31-8-5 violations, suing under IC 32-31-6 or 32-31-8, joining a tenant organization, or testifying against the landlord. No statutory presumption period. Exceptions include non-renewal at end of term, market-rate rent increases, and evictions for unpaid rent or health/safety lease violations. IC 32-31-8.5-2 through 32-31-8.5-6 |
| Iowa | A landlord may not recover or take possession except after abandonment or surrender or as the landlord-tenant law permits (such as a court eviction). If the landlord unlawfully removes or excludes the tenant, the tenant may recover possession or end the lease, and in either case recover actual damages, punitive damages of up to twice the monthly rent, and reasonable attorney fees. If the lease ends, the landlord must return all prepaid rent and the security deposit. Iowa Code §§ 562A.26, 562A.33 | A landlord may not take possession by willfully interrupting electric, gas, water or other essential service, except after abandonment, surrender or as the law allows. If the landlord willfully cuts essential services, the tenant may recover possession or end the lease, and in either case recover actual damages, punitive damages of up to twice the monthly rent, and reasonable attorney fees. Separately, if the landlord deliberately or negligently fails to supply heat, running water, hot water or essential services, the tenant may give written notice and buy them and deduct the cost from rent, or recover reduced rental value. Iowa Code §§ 562A.33, 562A.26, 562A.23 | Landlord may not raise rent, decrease services, or bring or threaten an action for possession after the tenant complains to a code-enforcement agency about a health/safety violation, complains to the landlord about a § 562A.15 violation, or organizes or joins a tenants' union. A good-faith complaint within one year before the alleged retaliation creates a presumption of retaliation. Tenant may recover actual damages and attorney fees and has a defense to eviction. Iowa Code § 562A.36 |
| Kansas | Self-help eviction is barred: a landlord may not recover or take possession of a home except after abandonment or surrender or as the Residential Landlord and Tenant Act allows. If a landlord unlawfully removes or locks out a tenant, the tenant may recover possession or end the lease and, either way, recover up to 1.5 months' rent or the actual damages, whichever is greater, plus the recoverable part of the deposit if the lease ends. K.S.A. 58-2569, 58-2563 | A landlord may not take possession by willfully interrupting electric, gas, water or other essential service, except after abandonment or surrender or as the Residential Landlord and Tenant Act otherwise allows. If the landlord willfully cuts essential services, the tenant may recover possession or end the lease and, either way, recover up to 1.5 months' rent or the actual damages, whichever is greater. If the lease ends, the landlord must return the recoverable part of the security deposit. K.S.A. 58-2569, 58-2563 | Landlord may not retaliate by increasing rent or decreasing services after a tenant complains to a code-enforcement agency about a health/safety violation, complains to the landlord about a K.S.A. 58-2553 violation, or organizes or joins a tenants' union. Remedies: those in K.S.A. 58-2563 (recover possession or terminate, plus the greater of 1.5 months' rent or actual damages) and a defense to eviction. No statutory presumption period. K.S.A. 58-2572 |
| Kentucky | In areas that have adopted Kentucky's landlord-tenant act, a landlord who unlawfully removes or shuts out a tenant (for example by changing the locks) faces the tenant's choice to recover possession or end the lease, plus up to three months' periodic rent and a reasonable attorney's fee; if the lease ends, all prepaid rent must be returned (KRS 383.655). KRS 383.655 | In areas that have adopted Kentucky's landlord-tenant act, if a landlord willfully cuts off or interrupts heat, running water, hot water, electricity, gas or another essential service, the tenant may get back possession or end the lease, and in either case recover up to three months' rent plus reasonable attorney's fees; if the lease ends, the landlord must return all prepaid rent (KRS 383.655). Separately, if the landlord willfully fails to supply those services, after written notice the tenant may buy the service and deduct the cost from rent, recover damages for the reduced rental value, or move to substitute housing and pay no rent for that time (KRS 383.640). KRS 383.655; KRS 383.640 | URLTA areas: landlord may not raise rent, decrease services, or bring or threaten eviction after a tenant complains to a code agency, complains to the landlord about KRS 383.595 maintenance duties, or joins/organizes a tenants' union. A complaint within one year before the act creates a presumption of retaliation. Remedies: those in KRS 383.655 (up to 3 months' rent plus attorney fees) and a defense to eviction. Non-URLTA areas: no statute. KRS 383.705 |
| Louisiana | Louisiana's eviction procedure runs through the courts: after a notice to vacate, the landlord files a rule to show cause, gets a judgment of eviction, and a warrant for possession is executed by the sheriff, constable or marshal (Code of Civil Procedure arts. 4701, 4731-4734). After the required notice, a landlord may retake possession without further court process only on a reasonable belief that the tenant has abandoned the premises (art. 4731(B)). In parishes under a federal disaster declaration, leaving the home is not treated as abandonment for 30 days; a landlord who violates that rule owes the residential tenant $500 or twice the monthly rent, whichever is greater, and the tenant may get a restraining order (art. 4731(C)). La. C.C.P. arts. 4701, 4731-4734 | Not verified yet | No statewide statute identified. In New Orleans, the city's Healthy Homes ordinance protects tenants who use its complaint process ('protected activity'). New Orleans Healthy Homes Ordinance (City Code ch. 26) |
| Maine | Evictions carried out without going through the court eviction process ('forcible entry and detainer') are illegal. A landlord may not willfully seize, hold or deny a tenant access to the rented home, or to the tenant's belongings, other than through proper court process. A court that finds an illegal eviction must award the tenant actual damages or $250, whichever is greater, and/or the tenant's reasonable costs and attorney's fees; these remedies are in addition to any others. 14 M.R.S. §6014 | A landlord may not willfully cause, directly or indirectly, the interruption or termination of any utility service to the tenant (water, heat, light, electricity, gas, telephone, sewer, elevator or refrigeration), whether or not the landlord controls the service, except temporary interruptions needed for actual repairs or emergencies; this is an illegal eviction. The tenant can recover actual damages or $250, whichever is greater, and the court may award costs and reasonable attorney's fees (14 M.R.S. §6014). If a landlord fails to pay for utility service in the landlord's name, the tenant may pay it and deduct the amount from rent, and the court must award the amount paid or $100, whichever is greater, plus costs (14 M.R.S. §6024-A). 14 M.R.S. §6014; 14 M.R.S. §6024-A | Rebuttable presumption of retaliation if the landlord files an eviction within 6 months after the tenant: asserted rights under §§ 6015, 6016, 6021, 6030-D, 6030-I or 6030-J; made a good-faith code complaint (or a code agency filed one); made a good-faith written complaint or repair request; filed a fair-housing complaint with the Maine Human Rights Commission or HUD; notified the landlord of domestic violence/sexual assault/stalking victim status; or reported sexual harassment by the landlord. 14 M.R.S. § 6001(3) |
| Maryland | A landlord may not take or threaten to take possession of a home from a tenant (or holdover tenant) by locking the tenant out or any other action. A landlord may retake possession only under a court warrant of restitution executed by a sheriff or constable, or if the tenant has abandoned or surrendered the unit. A tenant who wins can recover actual damages and reasonable attorney's fees and costs, and other remedies remain available. A landlord may take temporary steps such as changing locks to secure an unsecured unit if it makes good-faith efforts to notify the tenant that the tenant can promptly be restored to possession. Md. Code, Real Prop. §8-216 | A landlord may not take or threaten to take possession of a home by 'willful diminution of services' - intentionally interrupting or causing the interruption of heat, running water, hot water, electricity or gas to force the tenant out. A tenant who wins can recover actual damages plus reasonable attorney's fees and costs, and these remedies are not exclusive (Real Prop. §8-216). It is not a violation for a landlord to stop paying for utilities after a final court order awarding possession, if the tenant got reasonable notice and a chance to open an account in the tenant's own name. Where the lease requires the landlord to pay the utility bill, a tenant who pays the utility (or a deposit for new service) may deduct those payments from rent (§8-212.3). Md. Code, Real Prop. §8-216; §8-212.3 | Landlord may not bring or threaten a possession action, arbitrarily raise rent or reduce services, or terminate a periodic tenancy because the tenant made a good-faith complaint (to the landlord or a public agency) about a lease/law violation or a substantial health or safety threat, sued or testified in a suit involving the landlord, joined a tenants' organization, or called police/emergency services. Remedy: damages up to 3 months' rent plus reasonable attorney's fees and costs. Md. Code, Real Prop. § 8-208.1 |
| Massachusetts | If a landlord or agent removes a tenant from the home or shuts the tenant out without a valid court order, the tenant may get back possession or end the lease and, either way, recover three months' rent or three times the damages suffered, plus court costs and reasonable attorney's fees (G.L. c. 186, §15F). A landlord who tries to regain possession by force without court process, or interferes with quiet enjoyment, also faces a fine or jail and liability for actual and consequential damages or three months' rent, whichever is greater (c. 186, §14). Lease clauses excusing the landlord are void. G.L. c. 186, §15F; G.L. c. 186, §14 | A landlord who must supply water, hot water, heat, light, power, gas, elevator, telephone, janitor or refrigeration service and willfully fails to do so, interferes with another's supply of those services, or shifts utility payments to the tenant without the tenant's knowledge or consent, commits a crime (fine of $25 to $300 or up to 6 months in jail) and is liable for actual and consequential damages or three months' rent, whichever is greater, plus costs and reasonable attorney's fees. Courts may order the landlord to stop. Lease clauses waiving these rights are void, except for interruptions needed for repairs, natural causes beyond the landlord's control, or government restrictions. G.L. c. 186, §14 | Prohibited. Protected acts include: pursuing a court or agency action to enforce housing laws; reporting suspected health, building, or housing code violations to the board of health or a similar agency, or complaining in writing to the landlord; organizing or joining a tenants' union; and certain c. 164 § 124D and c. 183A rent-payment rights. A termination notice (other than for nonpayment), a rent increase, or a substantial change in lease terms within 6 months after protected activity is presumed retaliatory. The landlord can rebut the presumption only by clear and convincing evidence. Damages: at least 1 and up to 3 months' rent, or actual damages if greater, plus costs and reasonable attorney's fees. G.L. c. 186, § 18 |
| Michigan | A landlord may not interfere with a tenant's possession by force or threat of force; removing, keeping or destroying the tenant's property; changing locks without promptly giving the tenant keys; boarding up the unit; removing doors, windows or locks; or creating a nuisance. The tenant can recover actual damages or $200, whichever is greater, for each occurrence, plus possession; a person forcibly put out or kept out can recover three times actual damages or $200, whichever is greater. It is not unlawful if the owner acts under a court order, enters temporarily for lawful repairs or inspection, or believes in good faith after diligent inquiry that the tenant has abandoned the unit and rent is unpaid. MCL 600.2918(1)-(3) | An owner (including a landlord or its agent) who unlawfully interferes with a tenant's possession by cutting off essential services, in a way that amounts to a constructive eviction, is liable for the tenant's actual damages or $200, whichever is greater, for each occurrence, and the tenant can recover possession if it was lost. The tenant may sue for possession or seek an injunction in circuit court; the protections cannot be waived. A possession claim must be filed within 90 days, and a damages claim within one year. MCL 600.2918(2)(f), (6)-(8) | Defense to eviction: no judgment for possession if termination was intended primarily as a penalty for the tenant's attempt to enforce lease or legal rights, complaint to a government authority about a health/safety code violation, or other lawful tenancy-related act (including joining a tenant organization), or if the landlord added lease obligations as such a penalty. Presumption of retaliation if the tenant's protected action through a court or government agency occurred within 90 days before the eviction case began and was not dismissed/denied. MCL 600.5720(1)(a)-(c),(e); MCL 600.5720(2) |
| Minnesota | If a landlord (or agent) unlawfully and in bad faith removes, excludes or forcibly keeps out a residential tenant, the tenant can recover treble (three times) damages or $500, whichever is greater, plus reasonable attorney's fees (Minn. Stat. §504B.231). Unlawful and intentional removal or exclusion is also a misdemeanor (§504B.225), and a tenant actually or constructively shut out (including by removal of doors, windows or locks) can get an immediate court order restoring possession on a verified petition (§504B.375). Lease clauses waiving these rights are void. Minn. Stat. §504B.231; §504B.225; §504B.375 | A landlord (or agent) who intentionally interrupts or causes the interruption of electric, heat, gas or water service to a tenant with intent to unlawfully remove or exclude the tenant commits a misdemeanor; proof that the landlord intentionally interrupted service creates a presumption of that intent, which the landlord must rebut (Minn. Stat. §504B.225). A tenant shut out by termination of utilities can file a verified petition in district court and, if the exclusion clearly appears unlawful, the court must immediately order the tenant restored to possession, carried out by the sheriff (§504B.375). Lease waivers are void. Minn. Stat. §504B.225; §504B.375 | It is a defense to eviction if the landlord's notice or action is, in whole or part, a penalty for the tenant's good-faith attempt to enforce lease or legal rights or a good-faith report of code violations to a government authority. Rent increases or service cuts as penalties are also barred. If the notice to quit was served within 90 days after the protected act, the landlord must prove it was not retaliatory. After 90 days, the burden is on the tenant. Minn. Stat. §§ 504B.285, subds. 2-3; 504B.441 |
| Mississippi | Not verified yet | Not verified yet | Very limited. There is no general anti-retaliation statute and no presumption period. The only reference is in § 89-8-17(2): after a lease expires, a landlord may raise the rent only if the action's dominant purpose was not retaliation for the tenant's actions authorized under the Act, and the landlord had received written notice of each condition the tenant acted on. Miss. Code Ann. § 89-8-17(2) |
| Missouri | A landlord or agent who removes or shuts out a tenant or the tenant's belongings without court process and a court order, or removes the doors or locks, is deemed guilty of 'forcible entry and detainer' under RSMo chapter 534 (except as allowed by RSMo 441.065). After an eviction judgment, if the officer does not deliver possession within seven days of receiving the writ, the landlord may, within 60 days of the judgment and in the presence of a law enforcement officer, break and remove locks and take possession without breach of the peace. RSMo 441.233.1; RSMo 441.060.5 | A landlord or its agent who willfully cuts services to a tenant by interrupting or causing the interruption of essential services - including electric, gas, water or sewer service - to the tenant or the premises is deemed guilty of 'forcible entry and detainer' under RSMo chapter 534, unless the landlord did so for health or safety reasons. RSMo 441.233.2 | No general statewide anti-retaliation statute for residential tenants. RSMo Chs. 441, 534 and 535 (no section on retaliation) |
| Montana | Self-help eviction is banned. Except after abandonment or surrender, or as the Act permits, a landlord may not recover or take possession of the unit by action or otherwise. If a landlord unlawfully removes or shuts out the tenant, the tenant may recover possession or end the rental agreement and recover up to 3 months' periodic rent or treble damages, whichever is greater; if the agreement ends, the landlord must return all recoverable security and prepaid rent. Mont. Code Ann. §§ 70-24-428, 70-24-411 | No. A landlord may not take possession by purposefully cutting off heat, running water, hot water, electricity, gas, or other essential services. If a landlord purposefully interrupts those services, the tenant may recover possession or end the rental agreement and, either way, recover up to 3 months' periodic rent or treble damages, whichever is greater. If the agreement ends, the landlord must return all recoverable security and prepaid rent. Mont. Code Ann. §§ 70-24-428, 70-24-411, 70-24-408 | Landlord may not raise rent, reduce services, or bring or threaten a possession action after the tenant complained to a government code-enforcement agency, made a written complaint to the landlord about § 70-24-303 duties, or organized/joined a tenants' union. A complaint within 6 months before the act creates a rebuttable presumption of retaliation. Mont. Code Ann. § 70-24-431 |
| Nebraska | Self-help eviction is banned. A landlord may not recover or take possession of the unit by action or otherwise, except after abandonment, surrender, or as the Uniform Residential Landlord and Tenant Act permits. If a landlord unlawfully removes or shuts out the tenant, the tenant may recover possession or end the lease and recover three months' periodic rent as liquidated damages plus a reasonable attorney's fee. Neb. Rev. Stat. §§ 76-1436, 76-1430 | No. A landlord may not take possession by willfully interrupting electric, gas, water, or other essential services. If the landlord willfully and wrongfully cuts those services, the tenant may recover possession or end the lease and, either way, recover three months' periodic rent as liquidated damages plus a reasonable attorney's fee; if the lease ends, the landlord must return all prepaid rent and recoverable security. Neb. Rev. Stat. §§ 76-1436, 76-1430, 76-1427 | Landlord may not raise rent, decrease services, or bring/threaten a possession action because the tenant complained to a government agency about a housing-code violation affecting health and safety, or organized/joined a tenants' union. Tenant may use § 76-1430 remedies and raise retaliation as a defense. Neb. Rev. Stat. § 76-1439 |
| Nevada | Self-help eviction is banned. A landlord may take possession only through a court action, after the tenant surrenders the unit, or after the tenant abandons it as defined by statute. If the landlord unlawfully removes or locks out the tenant, the tenant may file a verified complaint for expedited relief within 5 judicial days, and the court must hold a hearing within 3 judicial days of filing. The tenant may recover possession or end the agreement and recover actual damages, up to $2,500 set by the court, or both. NRS 118A.480, 118A.390 | No. If a landlord willfully interrupts, or causes or permits the interruption of, an essential item or service, the tenant may seek immediate possession through an expedited court complaint, use the essential-services remedies, or end the rental agreement, and may recover actual damages, an amount up to $2,500 set by the court, or both. In setting the award the court considers the landlord's good faith, the parties' course of dealing, and the harm to the tenant. NRS 118A.390, 118A.380 | Landlord may not terminate/refuse to renew, raise rent, decrease essential services, or bring or threaten a possession action because the tenant in good faith complained of building/housing/health code violations, complained to the landlord or law enforcement of a violation of Ch. 118A or a criminal statute, organized or joined a tenants' union, instituted or defended a habitability proceeding, filed a fair housing complaint, or is a victim of domestic violence, harassment, sexual assault or stalking (among other listed acts). Tenant gets NRS 118A.390 remedies and a defense to a retaliatory possession action. NRS 118A.510 |
| New Hampshire | Self-help eviction is banned. A landlord may not willfully seize, hold, or otherwise deny a tenant access to the rented premises or to the tenant's property except through proper judicial process, and may not try to get around the court eviction procedure. The tenant may file a petition in district court; the court may order relief including an order stopping the conduct and damages. A violating landlord owes actual damages or $1,000, whichever is greater (2 to 3 times that amount if willful or knowing), plus costs and attorney's fees; if the landlord has re-let the unit or has a new tenant in it, damages for the unlawful lockout are at least $3,000. RSA 540-A:2, 540-A:3, II-III; RSA 540-A:4, VII-IX; RSA 358-A:10 | No. A landlord may not willfully cause, directly or indirectly, the interruption or termination of any utility service supplied to the tenant, including water, heat, light, electricity, gas, telephone, sewerage, elevator, or refrigeration, whether or not the landlord controls the service, except temporary interruptions during actual repairs or emergencies. The tenant may petition the district court (no filing fee), and a violating landlord owes actual damages or $1,000, whichever is greater (2 to 3 times that amount if willful or knowing), plus costs and reasonable attorney's fees. RSA 540-A:3, I; RSA 540-A:4; RSA 358-A:10 | Defense to eviction if retaliatory for: reporting (in good faith) a code or RSA 540-A violation to the landlord or an enforcement agency; filing an RSA 540-A action or using RSA 540:13-d; or meeting/organizing with other tenants. Rebuttable presumption of retaliation if the landlord evicts, raises rent, or substantially changes terms within 6 months of the protected act. RSA 540:13-a; RSA 540:13-b |
| New Jersey | Self-help eviction is banned. No one may enter or hold a home occupied solely as a residence without the occupant's consent except through court eviction process; a person who does so is a disorderly person. Padlocking or changing locks, putting a tenant's belongings outside, or turning the tenant out by force or threats is a 'forcible entry and detainer,' a disorderly persons offense if continued after a warning from police or another official. A tenant who wins an unlawful entry and detainer case gets possession plus all damages caused, court costs, and reasonable attorney's fees; if returning possession is inappropriate, the court awards treble damages instead. N.J.S.A. 2A:39-1, 2A:39-2, 2A:39-8; N.J.S.A. 2C:33-11.1 | No. Shutting off, or causing to be shut off, vital services such as heat, electricity, or water in an effort to regain possession is a 'forcible entry and detainer.' A person who does so after being warned by police or another public official that it is illegal, or who refuses to restore the occupant immediately, commits a disorderly persons offense; a second conviction within five years is a fourth-degree crime. Displaced lawful occupants may re-enter with a police officer present. N.J.S.A. 2C:33-11.1 | A landlord may not serve a notice to quit, sue for possession, or substantially change the tenancy (including refusing to renew without cause) as a reprisal for the tenant: trying to secure or enforce rights under the lease or law; making a good-faith complaint to a government authority about a health or safety violation (after first notifying the landlord and allowing reasonable time to fix it); or organizing, joining, or taking part in a lawful organization. The tenant wins the possession case if reprisal is shown, and may sue for damages and injunctive relief. N.J.S.A. 2A:42-10.10 to -10.13 |
| New Mexico | Self-help eviction is banned. Except after abandonment or surrender, an owner may not knowingly exclude or try to remove a resident without a court order by fraud, changing or plugging locks, blocking entrances, removing the resident's belongings, removing or disabling appliances or fixtures (except for legitimate repairs), or any willful act making the unit or belongings inaccessible or uninhabitable. The resident may abate 100% of the rent for each day denied possession, recover a civil penalty of two times the monthly rent, seek restitution of the premises or end the agreement, and recover damages. NMSA 1978, §§ 47-8-36, 47-8-48(C) | No. Except after abandonment or surrender, an owner may not knowingly exclude or try to remove a resident without a court order by interfering with services or utilities, including electricity, gas, hot or cold water, plumbing, heat, or telephone service. The resident may abate 100% of the rent for each day a service is cut for any part of the day, recover a civil penalty of two times the monthly rent, seek restitution of the premises or end the rental agreement, and recover damages. NMSA 1978, §§ 47-8-36, 47-8-48(C) | An owner may not raise rent, reduce services, or bring/threaten an eviction because, within the previous 6 months, the compliant resident complained to a code-enforcement agency, joined/organized a residents' association, exercised UORRA rights (including written repair requests), made a fair housing complaint, won or has pending a lawsuit against the owner about the residency, testified for another resident, or lawfully abated rent. Retaliation is a defense to eviction; owner is liable for 2x monthly rent plus attorney's fees. NMSA 1978, §§ 47-8-39, 47-8-48(C) |
| New York | Self-help eviction is unlawful. Except under a warrant of eviction, other court order, or government vacate order, no one may evict or try to evict a lawful occupant of 30 days or more (or a leaseholder) by force or threat, by removing their belongings or the entrance door, by disabling or changing the lock without giving a key, or by other acts meant to force them out. Intentional violation is a class A misdemeanor, each violation carries a civil penalty of $1,000 to $10,000, and the owner must take reasonable steps to restore the occupant or face up to $100 a day more (up to six months). N.Y. RPAPL § 768 | No. It is unlawful to evict or try to evict an occupant who has lawfully occupied a dwelling unit for 30 consecutive days or more (or has a lease) by a course of conduct that interferes with the occupant's comfort, peace, or quiet, including interrupting or discontinuing essential services. Intentional violation is a class A misdemeanor, and each violation also carries a civil penalty of $1,000 to $10,000. Separately, a landlord or building staff who willfully fails to provide water, heat, light, power, elevator, telephone, or other service required by the lease commits a violation. N.Y. RPAPL § 768; N.Y. Real Prop. Law § 235 | Landlord may not serve a notice to quit, sue for possession, or substantially alter the tenancy (including refusing to renew or an unreasonable rent increase) because the tenant made a good-faith complaint to the landlord or a government agency about health/safety, habitability, or housing law violations, took good-faith action to enforce lease or legal rights, or joined a tenants' organization. Retaliation is presumed if the action occurs within one year after the protected act. N.Y. RPL § 223-b |
| North Carolina | Self-help eviction is banned. A residential tenant may be removed only through the court's summary ejectment procedure (Article 3) or Article 7. If a landlord removes or tries to remove a tenant any other way, the tenant may recover possession or end the lease and recover actual damages (as in a trespass or conversion case), but not punitive, treble, or emotional-distress damages. If the landlord seizes or blocks access to the tenant's belongings outside the statutory procedures, the tenant may recover the property or its value plus actual damages. N.C. Gen. Stat. §§ 42-25.6, 42-25.9 | North Carolina's landlord-tenant statutes do not mention utility shutoffs by name. What they do say: a residential tenant may be evicted, dispossessed, or 'otherwise constructively or actually removed' from the home only through the court procedures in Chapter 42, and a landlord who removes or tries to remove a tenant contrary to that rule is liable for the tenant's actual damages; the tenant may recover possession or end the lease, but punitive, treble and emotional-distress damages are not available. N.C. Gen. Stat. §§ 42-25.6, 42-25.9(a) | Protected acts: good-faith repair requests/complaints to the landlord, complaints to a government agency about health/safety/housing code violations, a government agency's formal complaint, good-faith efforts to enforce lease or legal rights, and tenant-organizing. Tenant may raise retaliation as a defense if the eviction is substantially in response to a protected act within 12 months before filing; if proven, the court denies ejectment. N.C. Gen. Stat. §§ 42-37.1, 42-37.2 |
| North Dakota | The North Dakota Attorney General's tenant guide states that a landlord cannot lock a tenant out or confiscate the tenant's belongings; removing a tenant requires an eviction case in court. Property left behind after a tenant has vacated may be kept and disposed of by the landlord only under the abandoned-property rule (28 or more days, total value of $2,500 or less). ND Attorney General, Tenant Rights; N.D.C.C. ch. 47-32; § 47-16-30.1 | The North Dakota Attorney General's tenant guide states that a landlord cannot cut off a tenant's utilities, and that eviction requires a court process. By statute, a residential landlord must supply running water, reasonable hot water and reasonable heat (with exceptions such as a tenant-controlled installation or a utility supply failure). ND Attorney General, Tenant Rights; N.D.C.C. § 47-16-13.1(1)(f) | No statute — N.D.C.C. chapters 47-16 (leases) and 47-32 (eviction) contain no general rule against landlord retaliation. The only express retaliation bar protects a tenant who ends a lease under the domestic-violence provision; a court may award $1,000 statutory damages plus actual damages, attorney's fees and costs. N.D.C.C. chs. 47-16 and 47-32 (checked); § 47-16-17.1(10)-(11) |
| Ohio | A residential landlord may not lock a tenant out or take any other step to exclude the tenant (self-help eviction) except through the court process in Chapters 1923, 5303 and 5321; this applies even after the tenant's right to possession has ended. The landlord also may not seize a tenant's furniture or belongings to collect rent without a court order. A landlord who violates these rules is liable for all damages caused plus reasonable attorney's fees. Ohio Rev. Code § 5321.15 | A residential landlord may not cut off utilities or services to force a tenant out, even a tenant whose right to stay has ended; the landlord must use the court eviction process. A landlord who does so is liable in a civil lawsuit for all damages caused to the tenant plus reasonable attorney's fees. Separately, the landlord must supply running water, reasonable hot water and reasonable heat (with limited exceptions). Ohio Rev. Code §§ 5321.15(A), (C); 5321.04(A)(6) | Landlord may not raise rent, reduce services, or bring/threaten an eviction action because the tenant complained to a government agency about a code violation materially affecting health and safety, complained to the landlord about a § 5321.04 violation, or joined with other tenants to negotiate with the landlord. Tenant may use retaliation as a defense, recover possession or terminate, and recover actual damages and attorney's fees. Ohio Rev. Code § 5321.02 |
| Oklahoma | If a landlord wrongfully removes or locks a tenant out of the unit, the tenant may go to court to recover possession, or give notice and end the lease. In either case the tenant may recover up to twice the average monthly rent or twice the actual damages, whichever is greater. If the lease ends, the landlord must return all recoverable deposits and all prepaid, unearned rent. 41 O.S. § 123 | If, contrary to the lease or the landlord's legal duties, the landlord willfully or negligently fails to supply heat, running water, hot water, electricity, gas or another essential service, the tenant may give written notice and then (1) end the lease immediately on written notice, (2) buy reasonable amounts of the service and deduct the actual, reasonable cost from rent, (3) recover damages for the reduced rental value, or (4) on written notice, get substitute housing and owe no rent while the problem lasts. A landlord who removes or excludes a tenant from the unit is liable under the wrongful-exclusion rule. 41 O.S. §§ 121(C), 123 | No general anti-retaliation statute. The Oklahoma Residential Landlord and Tenant Act does not protect tenants who complain about conditions or exercise other rights. One narrow exception: a landlord may not deny a tenancy to, or retaliate against, a tenant because the tenant previously ended a rental agreement as a victim of domestic violence, sexual violence or stalking (§ 113.3). 41 O.S. §§ 101-136 (no general retaliation section); 41 O.S. § 113.3 |
| Oregon | If a landlord unlawfully removes or locks out a tenant, or seriously attempts or threatens to, the tenant may get a court order (injunction) to recover possession, or end the lease and recover up to two months' periodic rent or twice the actual damages, whichever is greater. If the lease ends, the landlord must return all recoverable security deposits and prepaid rent. The tenant can recover damages without ending the lease or regaining possession. ORS 90.375 | If a landlord willfully cuts or seriously threatens to cut heat, running water, hot water, electricity or another essential service, the tenant may get a court order to restore possession, or end the lease and recover up to two months' rent or twice the actual damages, whichever is greater; the tenant does not have to move out to recover damages. Separately, if the landlord intentionally or negligently fails to supply an essential service, the tenant may, after written notice and a reasonable time, buy the service and deduct the cost from rent, recover reduced-rent damages, or get substitute housing and owe no rent for that period. ORS 90.375, 90.365 | Landlord may not raise rent, reduce services, serve a termination notice, or sue for possession because the tenant complained to a government agency, made a good-faith complaint to the landlord, joined a tenant organization, testified against the landlord, or successfully defended a possession action within the previous 6 months. Tenant has a defense and the ORS 90.375 remedies. ORS 90.385 |
| Pennsylvania | The Pennsylvania Attorney General's tenant guide states that landlord self-help eviction is prohibited: a landlord may not change the locks to remove a tenant and must instead give the required notice to quit and go through the court eviction process. Belongings left after a tenant moves out may be disposed of only under the Act's abandoned-property procedure, which requires written notice and a 10-day retrieval period (with up to 30 days of storage on request). PA Attorney General, Consumer Guide to Tenant and Landlord Rights; Landlord and Tenant Act of 1951 §§ 501, 505.1 | The Pennsylvania Attorney General's tenant guide states that landlord self-help eviction is prohibited: a landlord may not shut off utility service to start an eviction and must use the court process. When a utility plans to cut service because the landlord did not pay the bill, the Utility Service Tenants Rights Act requires the utility to give tenants at least 30 days' notice, and tenants may pay the utility to keep or restore service and deduct those payments from rent. PA Attorney General, Consumer Guide to Tenant and Landlord Rights; 68 P.S. §§ 399.6, 399.7, 399.9 (as described in the guide) | No general statewide anti-retaliation statute. Limited protections: a lease may not be terminated or non-renewed because of participation in a tenants' association (§ 205); retaliation for exercising rights under the Utility Service Tenants Rights Act is prohibited (68 P.S. § 399.11). 68 P.S. § 250.205; 68 P.S. § 399.11 (per AG guide) |
| Rhode Island | Self-help eviction is prohibited: a landlord may not retake the unit except after abandonment or surrender or through the court process in the landlord-tenant chapter. If a landlord unlawfully removes or locks out a tenant, the tenant may recover possession or end the lease and, either way, recover the greater of three months' rent or three times actual damages, plus reasonable attorney's fees. If the lease ends, the landlord must return the recoverable deposit and all prepaid rent. R.I. Gen. Laws §§ 34-18-44, 34-18-34 | A landlord may not take back a unit by cutting heat, running water, hot water, electricity, gas or another essential service. If the landlord willfully interrupts these services, the tenant may recover possession or end the lease and, either way, recover the greater of three months' rent or three times actual damages, plus reasonable attorney's fees. If the landlord willfully or negligently fails to supply them, the tenant may, after notice, buy the service and deduct the cost from rent, recover reduced-rent damages, or get substitute housing and owe no rent for that period, plus attorney's fees. R.I. Gen. Laws §§ 34-18-44, 34-18-34, 34-18-31 | Landlord may not raise rent, decrease services, or bring/threaten a possession action because the tenant complained to a code-enforcement agency, complained to the landlord about maintenance violations, organized or joined a tenants' union, or exercised other lawful rights. Retaliation is presumed if the tenant complained within 6 months before the landlord's action. R.I. Gen. Laws § 34-18-46 |
| South Carolina | A landlord may not recover or take possession of the unit except after abandonment, surrender or termination, or through the process the Act allows. If a landlord unlawfully removes or excludes a tenant, the tenant may recover possession or end the lease and, either way, recover the greater of three months' periodic rent or twice actual damages, plus reasonable attorney's fees. If the lease ends, the landlord must return the recoverable security deposit. S.C. Code §§ 27-40-760, 27-40-660 | A landlord may not take possession by willfully cutting off essential services, except after abandonment, surrender or termination, or as the Residential Landlord and Tenant Act allows. If a landlord willfully diminishes essential services, the tenant may recover possession or end the lease and, either way, recover the greater of three months' rent or twice actual damages, plus reasonable attorney's fees; if the lease ends, the landlord must return the recoverable deposit. S.C. Code §§ 27-40-760, 27-40-660 | Landlord may not increase rent above fair-market value, decrease essential services, or bring a possession action because the tenant complained to a code-enforcement agency about a material health/safety violation or complained to the landlord about a violation of the Act. Retaliation is a defense to eviction, but the tenant must notify the landlord in writing within 10 days after service of the Rule to Vacate or Show Cause that the tenant intends to raise it. A retaliating landlord is liable for up to 3 months' rent or treble actual damages, whichever is greater, plus attorney's fees. S.C. Code § 27-40-910 |
| South Dakota | If a residential landlord unlawfully removes or locks out a tenant, the tenant may sue for an injunction, recover possession by suit, or end the rental agreement, and in any case recover damages equal to two months' rent plus return of any advance rent and deposit. Belongings left after a tenant has moved out are presumed abandoned after 10 days if worth $500 or less; property worth more must be stored for at least 30 days before it can be treated as abandoned. SDCL 43-32-6, 43-32-25, 43-32-26 | If a residential landlord willfully interrupts electric, gas, water or another essential service to the tenant, the tenant may sue for an injunction, recover possession by suit, or end the rental agreement, and in any case recover damages equal to two months' rent plus return of any advance rent and deposit. SDCL 43-32-6 | No statutory presumption. After a protected act, a tenant may sue if the landlord retaliates by raising rent above fair market value, decreasing electric, gas, water, or sewer service, or giving a notice to vacate that is not based on a lease breach. Protected acts are a good-faith complaint to a government agency about a housing or building code violation affecting health and safety (once the landlord has written notice of it), a written repair notice under 43-32-9, and organizing or joining a tenants' union or organization. The landlord has a defense if the notice to vacate came more than 180 days after the protected act. Not renewing a written lease is not retaliation. SDCL 43-32-27, 43-32-28 |
| Tennessee | If a landlord unlawfully removes or shuts out a tenant (a 'self-help' eviction), the tenant may get back possession or end the lease. In either case the tenant may recover actual damages, punitive damages where appropriate, and a reasonable attorney's fee. If the lease ends, the landlord must refund all prepaid rent and security deposits. Tenn. Code Ann. § 66-28-504 | No. A landlord may not take back a unit by deliberately cutting off, or causing the cutoff of, electricity, gas or another essential service, unless the tenant has abandoned or surrendered the unit. If the landlord willfully cuts off essential services the lease requires, the tenant may get back possession or end the lease, and in either case may recover actual damages, punitive damages where appropriate, and reasonable attorney's fees. If the lease ends, the landlord must return all prepaid rent and security deposits. Tenn. Code Ann. §§ 66-28-504, 66-28-517(d) | URLTA counties: a landlord may not retaliate by raising rent, cutting services, or bringing or threatening an eviction because the tenant complained to the landlord of a violation under 66-28-301 or used remedies under the URLTA. Exceptions: the landlord may still seek possession if the tenant's household caused the code violation, the tenant is behind on rent, or code compliance requires work that would effectively deprive the tenant of the unit. The statute sets no time-based presumption of retaliation. T.C.A. 66-28-514 |
| Texas | A landlord may not remove doors, windows, locks or landlord-supplied furniture or appliances (except for bona fide repair), and may not keep a tenant out without a court order except for repairs or emergencies, removing contents of abandoned premises, or changing locks for unpaid rent. A lock change for unpaid rent requires a lease clause and advance written notice, and the landlord must give the tenant a new key at any hour even if the rent is not paid. If the landlord violates these rules, the tenant may get back possession or end the lease and recover one month's rent plus $1,000, actual damages, court costs and attorney's fees, less rent owed. The tenant can also file a sworn complaint for a writ of reentry in justice court. Tex. Prop. Code §§ 92.0081, 92.009 | No. A landlord may not interrupt utilities the tenant pays the utility for directly, or water, wastewater, gas or electricity the landlord furnishes, except for bona fide repairs, construction or an emergency (submetered electricity may be cut for nonpayment only under strict notice rules). If the landlord violates this, the tenant may get back possession or end the lease and recover actual damages, one month's rent plus $1,000, attorney's fees and court costs, less any rent owed. The tenant can also ask the justice court for a writ of restoration of utility service. A landlord who agreed to pay for utilities is also liable if service is cut off for the landlord's nonpayment; the tenant may then pay the utility and deduct it from rent or end the lease. Tex. Prop. Code §§ 92.008, 92.0091, 92.301 | Landlord may not, within six months after a tenant in good faith exercises a legal right, gives a repair notice, complains to a code-enforcement or other agency, or participates in a tenant organization, file an eviction (except on statutory grounds), deprive use of the premises, decrease services, raise rent, terminate the lease, or engage in bad-faith interference. Remedy: one month's rent + $500, actual damages, court costs and attorney's fees. Tex. Prop. Code Sec. 92.331; 92.332; 92.333 |
| Utah | It is unlawful for an owner to willfully exclude a tenant from the premises in any manner except by court process (judicial eviction). 'Willful exclusion' means preventing the tenant from entering with intent to deprive the tenant of entry. The only exception is when the tenant has abandoned the premises: the owner may then remove the contents under the abandoned-property procedure and re-rent. The section does not itself list damages for a lockout. Utah Code §§ 78B-6-814, 78B-6-801(11), 78B-6-816 | Utah's landlord-tenant statutes do not specifically address a landlord shutting off utilities to force a renter out. It is unlawful for an owner to willfully keep a tenant out of the premises in any manner except by court process. Separately, owners must maintain electrical systems, plumbing, heating, and hot and cold water, and a renter may use the written notice-of-deficient-condition process (rent abatement and ending the lease, or repair and deduct) if the owner does not correct such a problem. Utah Code §§ 78B-6-814, 57-22-3, 57-22-4(1), 57-22-6 | No statute — Utah has no general law barring landlord retaliation (for example, for complaining about repairs). One limited rule: an owner may not restrict a renter's ability to ask a public safety agency (such as police or fire) for help, and may not penalize or evict a renter for making reasonable requests for that help. Utah Code 57-22-5.1(10); Utah Fit Premises Act (57-22) and Forcible Entry and Detainer (78B-6 Part 8) checked |
| Vermont | A landlord may not, directly or indirectly, deny a tenant access to and possession of the rental or the tenant's belongings except through proper court process. A tenant harmed by an illegal eviction may sue for an injunction (for example, to get back in), damages, costs and reasonable attorney's fees. A court may award the landlord attorney's fees if the tenant's suit was not in good faith and was frivolous or meant only to harass. 9 V.S.A. §§ 4463(b)-(c), 4464 | No. A landlord may not willfully cause, directly or indirectly, the interruption or termination of any utility service being supplied to the tenant, except temporary interruptions for emergency repairs. Vermont treats this as an illegal eviction. A tenant harmed by it may sue for an injunction, damages, costs and reasonable attorney's fees. 9 V.S.A. §§ 4463(a), 4464 | Landlord may not retaliate (by setting or changing lease terms, or by bringing or threatening an action) because a tenant complained to a government agency about a health/safety violation, complained to the landlord about a chapter 137 violation, or organized/joined a tenants' union. A termination notice (other than for nonpayment) served within 90 days after a state or municipal finding of a health or safety noncompliance is presumed retaliatory (rebuttable). 9 V.S.A. 4465 |
| Virginia | A landlord may not willfully remove or exclude a tenant without a court's authority. The tenant can petition the general district court, which must hold a first hearing within five calendar days and may issue an emergency (ex parte) order letting the tenant back in. At the full hearing the tenant recovers actual damages, statutory damages of $5,000 or four months' rent (whichever is greater), and reasonable attorney fees, and the court may end the lease at the tenant's request and order the full deposit returned. The same remedies apply if the landlord willfully makes the home unsafe to live in. Va. Code § 55.1-1243.1 | No. If a landlord willfully, without a court's authority, interrupts or causes the interruption of an essential service, the tenant can petition the general district court, which must hold a first hearing within five calendar days and can order service restored. At a full hearing the tenant recovers actual damages, statutory damages of $5,000 or four months' rent (whichever is greater), and reasonable attorney fees, and the court may end the lease and order the full deposit returned. Separately, if the landlord willfully or negligently fails to supply an essential service, the tenant may give written notice and then recover reduced-rent damages or get substitute housing with rent excused. Va. Code §§ 55.1-1243.1, 55.1-1239 | Landlord may not raise rent, decrease services, bring or threaten an action for possession, or terminate the lease in retaliation for a tenant's code complaint to a government agency, complaint to the landlord or lawsuit about a VRLTA violation, organizing/joining a tenants' organization, or testifying against the landlord. Tenant bears the burden of proving retaliatory intent; no statutory presumption period. Va. Code 55.1-1258 |
| Washington | It is unlawful for a landlord to remove or shut out a tenant without a court order. A tenant removed or excluded this way may get back possession or end the rental agreement, and in either case recover actual damages. The winning side may recover costs and reasonable attorney's fees. RCW 59.18.290(1) | No. It is unlawful for a landlord to intentionally cause any of the tenant's utility services, including water, heat, electricity or gas, to be shut off, except for a reasonable interruption to make necessary repairs. A landlord who violates this may owe the tenant actual damages plus up to $100 for each day or part of a day without service, and the winning side may recover costs and reasonable attorney's fees. RCW 59.18.300 | Landlord may not evict, raise rent, reduce services or increase obligations (or threaten to) in retaliation for good-faith complaints to a government authority about code violations or for asserting rights under RCW 59.18. Action within 90 days after the protected act (or a resulting inspection/proceeding) is presumed retaliatory. RCW 59.18.240; RCW 59.18.250 |
| West Virginia | Not verified yet | West Virginia's landlord-tenant statutes have no provision that specifically bans a landlord from shutting off utilities to force a tenant out or that sets damages for it. Separately, landlords of units with direct public utility connections must supply running water, reasonable hot water at all times, and reasonable heat from October 1 through the end of April (unless the tenant controls those systems). W. Va. Code § 37-6-30(a)(7); Ch. 37 Arts. 6 and 6A, Ch. 55 Art. 3A (reviewed) | No retaliation statute with protected-act list or presumption period. Retaliatory eviction is a recognized defense: the official answer form lists 'action was filed in retaliation for complaints I made about the premises', and § 55-3A-3(g) preserves possession on appeal in retaliatory-eviction cases. W. Va. Code § 55-3A-3(g); Magistrate Court form MLTAWWO |
| Wisconsin | No landlord may exclude, forcibly evict or constructively evict a tenant except through the eviction procedure in Wis. Stat. chapter 799 (a court eviction). A landlord also may not seize or hold a tenant's belongings unless a statute or a separate signed agreement allows it. Wis. Admin. Code ATCP 134.09(4), (7) | A landlord may not exclude a tenant or forcibly or constructively evict a tenant except through the court eviction procedure. The state rental practices rule specifically lists cutting off or substantially reducing heat, water or electricity as a forbidden way to constructively evict a tenant in retaliation for reporting code violations, joining a tenant union or asserting tenant rights. Wis. Admin. Code ATCP 134.09(5), (7) | Landlord may not raise rent, decrease services, bring an eviction, refuse to renew, or threaten any of these because the tenant: complained in good faith about a defect to a public official or local code-enforcement agency, complained to the landlord about a § 704.07 or housing-code violation, or exercised a legal tenant right. ATCP 134.09(5) also protects joining or organizing a tenants' union, and a lease allowing retaliation for calling police, health, or safety services is void. Wis. Stat. § 704.45; Wis. Admin. Code ATCP 134.09(5); Wis. Stat. § 704.44(1m) |
| Wyoming | Wyoming's residential rental and eviction statutes have no provision that expressly bans a landlord from changing locks or removing a renter without a court order, or that sets damages for doing so. The statutes provide a court eviction process (forcible entry and detainer) with a written notice to quit served at least three days before filing; after a court order, the sheriff may remove the renter's belongings and prevent re-entry. W.S. 1-21-1003, 1-21-1211(a); W.S. 1-21-1001 to 1-21-1211 (reviewed) | Wyoming's residential rental and eviction statutes have no provision that specifically bans a landlord from shutting off utilities to force a renter out or sets damages for it. Separately, owners must maintain electrical systems, plumbing, heating, and hot and cold water, and a renter who is current on payments can use the written notice and court process for health and safety problems. W.S. 1-21-1203(a)(iii), 1-21-1206; W.S. 1-21-1001 to 1-21-1211 (reviewed) | No statute — Wyoming has no general law barring landlord retaliation (for example, for complaining about repairs or contacting an inspector). The only related rule: a landlord may not end a tenancy based solely on a tenant's or household member's status as a victim of domestic abuse or sexual violence. W.S. 1-21-1303(c); Title 1, Ch. 21, Arts. 10, 12, 13 and 14 checked |
Lockouts, Utility Shutoffs & Retaliation: state-by-state guides
- Alabama
- Alaska
- Arizona
- Arkansas
- California
- Colorado
- Connecticut
- Delaware
- District of Columbia
- Florida
- Georgia
- Hawaii
- Idaho
- Illinois
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- Maryland
- Massachusetts
- Michigan
- Minnesota
- Mississippi
- Missouri
- Montana
- Nebraska
- Nevada
- New Hampshire
- New Jersey
- New Mexico
- New York
- North Carolina
- North Dakota
- Ohio
- Oklahoma
- Oregon
- Pennsylvania
- Rhode Island
- South Carolina
- South Dakota
- Tennessee
- Texas
- Utah
- Vermont
- Virginia
- Washington
- West Virginia
- Wisconsin
- Wyoming
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.