How can you hold property managers and landlords accountable?

Indiana property managers wield significant influence over rental housing but are not above the law. Tenants have clear rights — and recourse — when managers fail their obligations.

This guide answers critical questions about enforcing accountability, grounded in Indiana statutes and federal regulations.
 

Who regulates property managers in Indiana?

The Indiana Real Estate Commission (IREC) oversees property managers with real estate licenses. Unlicensed managers may still operate but must work under a licensed broker.

The Indiana Civil Rights Commission (ICRC) and the U.S. Department of Housing and Urban Development (HUD) intervene in housing discrimination claims.
 

What laws govern property management in Indiana?

Key frameworks include:

• The Indiana Landlord-Tenant Act (IC 32-31): Dictates repairs, security deposits, evictions and lease enforcement

• Federal Fair Housing Act: Prohibits discrimination based on race, religion, gender, disability or familial status

• Indiana Real Estate License Law (IC 25-34.1): Sets licensing standards and ethical duties for brokers/managers

• Local housing codes: (e.g., in Indianapolis or Fort Wayne) Addresses safety and habitability
   

Do Indiana property managers need a license?

Only if they perform "real estate brokerage" activities (e.g., leasing, negotiating contracts, collecting rent for others). Licensed property managers must:

• Work under a broker.
• Complete 90 hours of pre-licensing education.
• Pass a state exam.
• Unlicensed managers can handle maintenance or administrative tasks but not core brokerage functions.

What are a property manager's core legal duties?

Managers must maintain safe, habitable housing; return security deposits within 45 days of move-out; disclose ownership or agent information; follow eviction laws (see IC 32-31); and avoid discrimination in tenant screening (see Fair Housing Act).
 

How can tenants report unsafe living conditions?

A tenant can notify management in writing of needed repairs. If repairs are ignored, tenants may escalate to local code enforcement. For example, they may contact the Department of Health to address mold, broken heat or plumbing.
 

What if a manager mishandles a security deposit?

Tenants can pursue legal action for a wrongfully withheld security deposit plus attorney fees (IC 32-31-3-12). The tenant is advised to document move-in/move-out conditions with photos and written checklists.
 

Where do I file a discrimination complaint?

Discrimination complaints may be filed with the Indiana Civil Rights Commission within 180 days of the alleged incident or with the U.S. Department of Housing and Urban Development within one year. Complaints may involve allegations such as refusal to rent, harassment or unequal service.
 

Can I sue a property manager directly?

Yes, a tenant may sue a property manager directly. Claims of $8,000 or less, such as disputes over unreturned security deposits, may be filed in small claims court. Larger claims or class-action lawsuits, including allegations of systemic negligence, may be filed in civil court.

Always consult an attorney; Indiana Legal Services, a nonprofit law firm, offers low-income aid for Indiana residents.
 

What penalties do property managers face for violations?

Sanctions can include fines, license suspension or revocation for ethical breaches, court-ordered repayment and penalties which may be twice the amount of a misused deposit, and HUD or ICRC fines of up to $21,663 per Fair Housing violation (2023).
 

How are evictions regulated?

Evictions are regulated by requiring property managers to provide written notice — typically 30 days for lease violations — and to file the case in court, as self-help evictions such as lockouts are illegal under IC 32-31-6-6. Tenants may challenge evictions based on retaliation or discrimination.

Managers must:

• Provide written notice (30 days for lease violations).
• File in court: Self-help evictions (lockouts) are illegal (IC 32-31-6-6).

Tenants can challenge evictions for retaliation or discrimination.
 

Are there squatter's rights in Indiana?

No. Trespassers gain no rights, but managers must follow the formal eviction process — never "DIY" removal (IC 35-43-2-2).
 

Key resources for tenants

Indiana tenants have robust tools to challenge negligent property managers — from repair demands to lawsuits. Document every interaction, know your rights and act swiftly. As the Indiana Landlord-Tenant Act emphasizes, accountability starts when tenants speak up.

• Indiana Housing & Community Development Authority: in.gov/ihcda
• Indiana Legal Services: indianalegalservices.org
• HUD Complaint Portal: hud.gov/program_offices/fair_housing_equal_opp
• IREC License Verification: in.gov/pla/reals

Email Indianapolis Recorder Multi-Media Reporter Noral Parham at noralp@indyrecorder.com or contact him at 317-762-7846.