Dec 2, 2025
After years of living with mold, failed heating and hot water systems, rusted walkways and asbestos concerns, tenants at a Washington, D.C. apartment complex have won a massive legal victory. A D.C. Superior Court judge has ordered the owner of Marbury Plaza, a sprawling Southeast D.C. apartment building, to pay $30 million in restitution to tenants plus $11 million in penalties and legal fees (1).
The ruling culminates a years-long legal battle accusing the landlord, Anthony Pilvavas, of leaving thousands of tenants in dangerous conditions while collecting rent as if nothing were wrong.
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Tenants cheered the ruling as a long-awaited validation: “I'm so pleased that, you know, for once, a landlord's going to have to be held accountable for the conditions in which they have tenants living in,” Geno Dunnington, a longtime tenant, told ABC7 News (2). “For 13 years I’ve lived here and gone through all those things. I’ve never ever stopped paying my rent. I hope this also sends out a message to other landlords that the District of Columbia protects its tenants.”
But it’s also a cautionary tale: Even with laws on the books, many renters tolerate unsafe conditions because they feel powerless to fight back. The Marbury Plaza tenants only won after years of organizing and legal pressure, a process not everyone can afford. Knowing your rights and how to document violations can help tenants act early, before things spiral into crisis. Here’s what you need to know.
A case of neglect, and retaliation
The government’s lawsuit claims tenants routinely reported dangerous mold, persistent water leaks and heat outages during the winter. The apartments’ holding company agreed to a consent order in 2022 requiring repairs, but the D.C. Attorney General says the landlord missed court-ordered deadlines and didn’t make promised improvements, eventually resulting in a judgment the A.G.’s office said was the largest ever against a D.C. and among the largest in U.S. history.
“This is a significant and historic victory for thousands of Marbury Plaza tenants, who were subjected to dangerous and unlawful living conditions for years,” Attorney General Brian L. Schwalb said in a statement (3).
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Why this ruling matters
The case underscores a fundamental but often overlooked truth: Landlords are legally responsible for providing safe, livable homes. That duty is written into state laws and local housing codes that rely on what’s commonly known as the “implied warranty of habitability,” and every tenant has it whether they know it or not (4).
The standards require landlords to guarantee that heat and hot water function year-round; structural elements (like walls, ceilings and roofs) are intact and leak-free; plumbing, electrical and fire safety systems are maintained; no pest infestations; and mold and moisture problems are addressed promptly.
Violating these requirements goes beyond neglect. In extreme cases like Marbury Plaza, it can cost landlords tens of millions.
What to do if you’re living in unsafe conditions
You don’t need to wait for your landlord to rack up millions in fines to protect your rights. If you’re a tenant living in unsafe or unsanitary housing, here’s what you can do:
Document everything: Take photos and videos of mold, leaks, pests or broken appliances. Keep copies of rent receipts, emails and repair requests. Documentation is your greatest asset if legal action is needed.
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Make your complaints in writing: Always ask for repairs in writing: email, certified letter or maintenance portal. This creates a paper trail showing you took reasonable steps to notify the landlord.
Call your local housing authority: Cities and counties often have housing code-enforcement departments. A simple inspection can lead to citations, fines or court orders compelling repairs.
Know your local laws: Some states allow tenants to withhold rent (5) or pursue independent repairs if landlords fail to act in a timely way. But the rules vary, so research tenant rights in your state or consult a legal aid group.
Seek legal help: If your landlord refuses to make repairs or retaliates, contact a tenants’ rights attorney or nonprofit legal group. Many offer free consultations.
The Marbury Plaza case underscores that tenants do have legal protections, and that documentation, inspections and formal complaints can make a meaningful difference. For renters dealing with unresolved safety or maintenance concerns, this decision is a reminder that there are pathways to relief, and that enforcing basic habitability standards isn’t just possible — it’s built into the law.
Article sources
We rely only on vetted sources and credible third-party reporting. For details, see our editorial ethics and guidelines.
WTOP News (1); ABC 7 News (2); Office of the Attorney General for the District of Columbia (3); Pay HOA (4); Hemlane (5)
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Chris Clark is a Kansas City–based freelance journalist covering personal finance, housing and retirement. A former Associated Press editor and reporter, he writes plainspoken stories that help readers make smarter financial decisions.
