Fair Hoosier Housing Act
Across Indiana, families are working harder than ever just to keep a roof overhead. Too many renters are being priced out, ignored, or pushed around while too many good landlords are being undercut by the few who don’t play fair.
That’s why I’m fighting for the Fair Hoosier Housing Act - a Hoosier-made plan for fairness, order, and accountability in housing. This plan protects the dignity of renters, respects honest landlords, and keeps our neighborhoods safe and stable.
“Justice isn’t about punishment or pity; it’s about righteousness. It means holding people accountable, protecting what’s good, and setting things right when power tilts too far one way. Because justice, done right, doesn’t pick sides — it lifts both.”
SECTION I — RENTER RIGHTS AND PROTECTIONS
1. Safe and Habitable Homes
Every Hoosier deserves a home that is safe, steady, and worthy of their dignity. That means a property that isn’t falling apart, doesn’t endanger anyone, and gives families a fair shot at a decent life.
Every rental home in Indiana must include:
- Working heat
- Working air conditioning during extreme heat (Outside heat above 75°F)
- Clean, running water
-Safe electrical systems
- No dangerous leaks, flooding, or mold
- Secure doors and windows
- Working smoke and carbon monoxide detectors
These aren’t luxuries. These are the basics of a decent home, and every family has the right to expect them.
2. Emergency Repairs
When something threatens a family’s health or safety, repairs cannot wait. Emergencies must be handled within 24 hours—period.
Emergency repairs include:
- No heat
- No air conditioning when temperatures become dangerous
- Electrical hazards or exposed wiring
- Gas leaks or carbon monoxide risks
- Flooding or major leaks
- Any situation that puts a resident in immediate danger
If a full repair can’t be finished within 24 hours, the landlord must take temporary steps to keep the home safe until permanent repairs are completed. If the home is not habitable, the landlord has an obligation to provide or pay for temporary housing accommodations.
3. Standard Repair Timelines
For problems that are not emergencies, renters still deserve quick action. Landlords must complete all non-emergency repairs within 10 days of written notice.
If delays occur for reasons outside the landlord’s control, the resident must receive a written explanation and a clear updated timeline. Communication builds trust—and trust keeps neighborhoods stable.
4. Right to Withhold Rent
No Hoosier should be forced to pay full rent for a home that is unsafe or where their legal rights are ignored. If repairs are not completed within the required timeline, or if a landlord violates renter rights, tenants may withhold rent in good faith.
To do this responsibly and fairly:
- The full rent amount must be set aside
- Funds must be set aside and maintained in full as a cashier’s check (not a money order, personal check, or electronic transfer)
- The renter must notify the landlord in writing of the issue and the decision to withhold
Once repairs or violations are corrected properly, the withheld rent is released. This respects the renter’s safety and the landlord’s right to receive rent for a home that is truly livable. If payment is not released within 24 hours of repairs being completed, the landlord may pursue eviction with only a 3-day notice.
Rent withholding shall not be abused or used to escape legal rent responsibility. Renters who withhold rent without good cause or without available funds may be fined up to $300 and face eviction without free legal representation.
5. Notice for Rent, Lease Changes, and Non‑Renewal
Stability matters—especially for working families. No one should wake up to a sudden rent spike or a surprise move-out notice.
Landlords must give at least 60 days’ written notice before:
- Raising rent
- Ending a lease
- Changing major and/or lease terms that violations of which would or could result in eviction.
- Issuing non-renewal for any reason not tied to misconduct
6. Reasonable Rent Adjustments
Hoosiers deserve predictable housing costs—not sudden jumps that push families out of their homes.
Annual rent increases are capped at:
- 5% per year, OR
- The inflation rate (CPI) plus 1%
Whichever is lower.
For a landlord to request a larger increase—up to 10%—they must:
- Provide an itemized, detailed list of increased costs (taxes, insurance, utilities, major repairs)
- Show real documentation, not vague claims
- Follow all 60-day notice requirements
These larger increases:
- Cannot happen in back-to-back years
- Cannot occur more than two times within five years.
7. Unauthorized Occupants
A person who is not on the lease is not a legal occupant. This keeps households transparent and communities safe.
Renters must report any new household member in writing within 10 days. Landlords retain the right to screen and approve any adult resident.
Landlords may remove unauthorized occupants immediately—without a court order—so long as the named tenants are not displaced.
8. Verified Communication
When it comes to someone’s home, communication must be clear, documented, and provable.
Major notices must be delivered using two verified methods:
- Certified mail AND hand-delivery, OR
- Certified mail AND verified electronic delivery (email or tenant portal)
Notices count as delivered once both methods are sent.
9. Fair Process and Legal Representation
No Hoosier should face the threat of eviction without help.
Every renter has the right to free legal representation in eviction cases. Courts must certify that renters are informed of this right. Representation is funded through the Indiana Housing Justice Fund.
10. Right to Organize
Renters have the right to form Renter Unions.
Landlords may not retaliate for:
- Meeting with neighbors
- Discussing housing concerns
- Forming associations
- Requesting group meetings with management
- Coordinating lawful collective action
Renter Unions have the right to call Rent Strikes when substantial disrepair threatens the health, safety, or peaceful enjoyment of residents, or when serious violations of renter rights occur. During a lawful Rent Strike, participants must set aside and maintain their full rent amount as a cashier’s check. Retaliation against renters for lawful participation is prohibited.
“If workers can organize for fairness on the job, they should be able to do the same where they live.”
SECTION II — LANDLORD RESPONSIBILITIES AND RIGHTS
1. Tenant Responsibilities
Good housing requires shared responsibility.
Renters are expected to:
- Maintain reasonable cleanliness
- Dispose of trash properly
- Avoid damage beyond normal wear
- Follow safety and community rules
Intentional damage or repeated nuisance behavior—after written warning—may lead to accelerated lease termination and expedited eviction proceedings.
2. Clear Abandonment Standards
Landlords need a fair way to reclaim units that have truly been abandoned.
A home may be considered abandoned if:
- Rent is unpaid
- Utilities are disconnected
- The tenant does not respond within 10 days to verified notice
- There is no tenant activity in apartment for more than 30 days without advanced written notice of tenants.
With proper documentation, landlords may secure and reclaim the property to prevent damage or loss.
3. State Compliance Support for Landlords
Small landlords often want to follow the rules—they just need clear instructions.
A State Housing Portal shall be created and portal will provide:
- Licensing guidance
- Inspection checklists
- Communication templates
- Access to support staff
This ensures fairness and makes compliance manageable for local landlords.
SECTION III — ADMINISTRATION AND STATE OVERSIGHT
1. State Landlord Licensing
Every landlord must hold a State Landlord License, renewed every two years.
License fees:
- Small landlords (1–10 units): $50 per property
- Mid-size landlords (11–99 units): $100 base + $5 per unit
- Large landlords (100+ units): $250 base + $3 per unit
Revenue supports legal counsel for renters, housing safety enforcement, and portal operations.
2. Enforcement and Penalties
Standards mean something only when they are enforced.
Penalties include:
- First offense: Warning and required correction
- Second offense: $500–$5,000 fine
- Repeat offenses: License suspension and inability to file evictions
- Egregious violations (retaliation, lockouts, endangerment, forced illegal evictions): Up to one year in jail.
3. Oversight by IHCDA
The Indiana Housing and Community Development Authority (IHCDA) will oversee licensing, inspections, enforcement, the housing portal, and the Housing Justice Fund. Courts continue handling eviction and civil matters.