Washington, D.C. / Inspection guide

Inspecting a rental in the D.C. area and getting repairs made

By Homzora Team · September 22, 2026

The region's rentals range from century old rowhouses with basement apartments to brand new high rises. Each type has its own common problems, and each jurisdiction has its own route for getting repairs made. A careful viewing and a clear record help with both.

Research before you visit

Confirm whether the address is in the District, Virginia or Maryland, because the housing standards and repair procedures differ. For District properties, ask the landlord for its basic business license number and rent registration, and ask whether the unit has any open housing code violations. In Montgomery County, rental housing must be licensed by the county, and the county inspects multifamily rental buildings.^[1][2] Read recent reviews for patterns, such as repeated mentions of leaks, heating failures or pests, rather than focusing on a single complaint.

Heat and cooling

The District's housing code sets clear standards. From October 1 through May 1, landlords must provide heat that keeps habitable rooms at 68 degrees or more from 6:30 a.m. to 11 p.m. and 65 degrees or more overnight.^[3][4] The District does not require landlords to install air conditioning, but where they provide it, they must maintain it and operate it from May 15 through at least September 15, keeping indoor temperatures at 78 degrees or at least 15 degrees below the outdoor temperature, whichever is higher.^[3][5]

That seasonal schedule matters in buildings with central systems that can provide only heat or only cooling at a given time. During warm spells in early spring or late fall, some buildings are uncomfortable while the system is switched over. Ask how the building handles the changeover and whether units have individual controls.

During a viewing, turn on the heat or cooling and check that every room responds. Ask the age of the system and when it was last serviced. In rowhouse basement units, check that the heating and cooling actually reach the lower level, which is sometimes served poorly.

Water, plumbing and moisture

The District requires hot water of at least 110 degrees, measured inside the unit.^[3] Run the hot water in the kitchen and bathroom, check water pressure, flush the toilet and look under sinks for leaks. Basement apartments deserve particular attention. Look for water stains near the floor, efflorescence on masonry, a musty smell, a dehumidifier running constantly or signs of past flooding. Ask whether the unit has ever taken on water during heavy rain. In older buildings, check ceilings for stains from leaks above.

Lead, windows and safety devices

Many homes in Capitol Hill, Columbia Heights and Petworth were built before 1978. Look for chipping or peeling paint on windows, doors, radiators and porches, and ask for the federal lead disclosure form.^[6] Check that every window opens, closes and locks, and that screens are present. Confirm that there are working smoke alarms and, if the home has gas appliances or gas heat, carbon monoxide alarms. Check that entry doors lock securely, and in a basement unit, confirm that there is a safe second way out in case of fire, such as an egress window or door.

Pests and building condition

The District's housing code requires rental housing to be kept free of insects and rodents.^[3] Look inside cabinets and under sinks for droppings and insects, and ask how often the property is treated. In larger buildings, check the condition of hallways, laundry rooms and trash areas, which often reflect how well the building is managed. Ask about elevator reliability and whether there is backup service during outages.

Kitchens, bathrooms and appliances

Test every appliance included with the unit. Turn on each stove burner and the oven, check that the refrigerator and freezer are cold, and run the dishwasher and garbage disposal. In bathrooms, flush the toilet, run the shower until hot and check that sinks and tubs drain properly. Look for soft flooring near the toilet and tub, which can signal a slow leak. If a washer and dryer are included, run a short cycle or ask when they were last serviced. Ask which appliances the landlord repairs and whether any are the tenant's responsibility under the lease.

High rise and large building checks

In a large building, the condition of shared systems matters as much as the unit itself. Ask how many elevators serve the building and how often they are out of service. Check the fire exits and stairwells, the condition of the garage, and how packages are handled. Ask whether the building has had recent water main or heating system failures, and how residents were notified. Visit at different times if you can to judge noise from neighbors, the street and building equipment such as rooftop units or trash collection.

Questions to ask

How are repairs requested, and how quickly are heat, cooling and water problems handled?
Is there an after hours emergency number?
When does the building switch between heating and cooling?
Has the unit or building had leaks, flooding or pest problems?
Is the unit covered by rent stabilization, and what is its registered status?
Are there any open code violations or pending inspections?

Getting repairs made in the District

Report problems to the landlord in writing and keep a copy. If the landlord does not respond, you can request a housing inspection from the Department of Buildings through its online inspection portal.^[3] An inspector can cite the owner for housing code violations.^[3] For serious or urgent problems, you can also file a case on the D.C. Superior Court's Housing Conditions Calendar, where a judge can order the landlord to make repairs.^[7] The Office of the Tenant Advocate can explain your options, and the Office of the Attorney General pursues landlords with patterns of violations.^[8][9]

District law protects tenants from retaliation for requesting repairs or reporting violations.^[10] Do not simply stop paying rent without advice. Under the RENTAL Act of 2025, a court can also order rent to be paid into the court registry while a case is pending, and current housing code violations can be raised to reduce the amount the court orders you to pay.^[11]

Getting repairs made in Virginia

In Arlington and Alexandria, the Virginia Residential Landlord and Tenant Act requires landlords to maintain the premises in a fit and habitable condition and to comply with building and housing codes that materially affect health and safety.^[12] Give the landlord written notice of the problem. If the landlord fails to make the repair within a reasonable time, you can use the tenant's assertion procedure in the General District Court, paying your rent into the court while you ask a judge to order the repair.^[12] Under current law you must be current on rent to use that procedure, a requirement scheduled to be removed on January 1, 2027.^[12] You can also ask your city or county code enforcement office whether it will inspect the conditions.

Getting repairs made in Maryland

In Silver Spring and Bethesda, Maryland's rent escrow law allows tenants to ask the District Court of Maryland for relief when serious defects threaten life, health or safety and the landlord has not fixed them after notice.^[13] The court can let the tenant pay rent into an escrow account until the repairs are made.^[13] Montgomery County's Department of Housing and Community Affairs also enforces the county housing code and can inspect conditions, and its Office of Landlord Tenant Affairs handles complaints.^[2][14]

Basement apartments deserve a closer look

English basement apartments, the lower level units common in District rowhouses, can offer good value, but they need extra checks. Measure the ceiling height and look at the size of the windows, which affect light, ventilation and safe exit in a fire. Ask whether the unit is legally permitted as a separate dwelling and whether the landlord holds the required license for it. Check for moisture carefully after rain, and ask whether a sump pump or backwater valve is installed. Confirm that the heating and cooling reach the unit effectively, because basements are sometimes served by an extension of the upstairs system rather than their own equipment.

After the viewing

Write a short summary of each viewing the same day, listing what worked, what did not and what you were promised. If a promise matters, such as fixing a leak or treating for pests before move in, ask for it in writing, ideally in the lease. Verbal promises are hard to enforce, especially in large buildings where management staff change.

If you are comparing several units, use the same checklist for each one so the notes line up. Rate each home on the issues that matter most to you, such as moisture, heating and cooling, noise and light, and note which problems the landlord agreed to fix. A consistent record makes it easier to see which apartment is truly the better choice once the viewings start to blur together.

Starting points by area

Capitol Hill: Many rowhouses with basement units. Focus on moisture, heating in the lower level, egress and lead.
Columbia Heights and Petworth: A mix of large apartment buildings and rowhouses. Check the heating and cooling changeover in older buildings.
NoMa: Mostly newer high rises. Check noise, ventilation, elevators and what is included in the rent.
Arlington and Alexandria: Garden apartments and high rises. Check the Virginia move in report carefully against the unit's condition.
Silver Spring and Bethesda: Many older buildings covered by county rent stabilization.^[15][16] Check the building's license and inspection history.

Your completion record

Jurisdiction and license checked
Heat and cooling tested
Hot water and plumbing checked
Moisture and basement checked
Lead disclosure received
Smoke and carbon monoxide alarms tested
Repair reporting method confirmed

Keep dated photographs with this record, and send the landlord one written list of unresolved issues after the viewing. The evidence guide explains how to keep records that hold up in a dispute.

Sources and official resources

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