Water on the floor. A toilet that won't stop running. A kitchen sink backing up. And you don't own the place, so you're not sure what you're supposed to do next.
Here's the short version: stay safe, stop the water if you can, write everything down, and tell your landlord in writing.
One note before we start. This is general information, not legal advice. Your lease and Arizona's Residential Landlord and Tenant Act decide who pays for a repair. If that's your question, ask a legal aid office or an attorney. Everything below is about the part you control right now.
Is it an emergency?
Some things can't wait: water flooding the home, sewage backing up, no water at all, or a smell of gas. Our plumbing emergency guide can help you tell what's urgent and what can wait a day.
For a gas smell, leave the home and call the gas utility or 911. Do not look for the source.
For flooding, shut the water off at the fixture's shutoff valve, or at the main shutoff, if you can do it safely. If water is near outlets, a panel or an appliance, do not touch anything. Leave the area and call for help.
Then tell your landlord or property manager right away, by phone and in writing.
What should I do first, step by step?
Before you write to anyone, spend two minutes on what you're reporting. Is it one fixture or several? Is water coming from the toilet base, the tank, a supply line or a drain? A clear report gets a faster answer than "the bathroom is leaking."
Then take it in order.
- If damage is spreading, stop the water if you can do it safely.
- Take dated photos or video of the problem and where the water is coming from.
- Tell the landlord or property manager in writing, in a way that keeps a copy, such as a dated email or letter.
- Log every contact (who, when, what was said) and save every message and receipt.
- If you don't hear back, follow up in writing.
What should I document?
If a question comes up later, a clear paper trail helps everyone see what happened.
- Photos and video. One wide shot of the room, one close shot of where the water starts, and shots of any damage to floors, walls, cabinets or your things. Take more if it gets worse.
- A simple log. The date and time you noticed it, what you did (like turning off a valve), and every call, text or email with your landlord.
- Copies. Save every message you send and get back, and any receipts.
How do I tell my landlord the right way?
If it's urgent, call first. Then put it in writing the same day, even if you already talked. A call is easy to forget. A dated email isn't.
Include your address and unit, the date and time you noticed the problem, what is leaking or blocked and where, your photos, and the best way to reach you. Keep it short and factual. Leave out the anger and the guesses about what caused it.
Something like this works:
The toilet in the hall bathroom at [address, unit] is leaking at the base. I noticed it [day] at [time] and turned off the valve behind the toilet. Photos attached. Best number for me: [number]. When can someone come look at it?
What if my landlord doesn't respond?
Give it a reasonable window, shorter if water is still spreading. Then:
- Follow up in writing and mention the date of your first message.
- Use any emergency or after-hours contact listed in your lease.
- If a management company runs the property, contact its main office.
- Log every attempt.
What if there's a question about what caused it?
Sometimes a landlord thinks a tenant caused a clog. Sometimes a tenant thinks it's an old pipe. A plumber can't settle who pays.
What a plumber can do is find what's blocking the drain or where the leak starts, and explain it in plain words. Whoever books the visit, ask for the findings in writing and keep a copy. That record helps both sides.
If you own or manage the rental
Give tenants one clear way to report a problem, such as a phone number and an email address, and tell them who to call if water is flooding the home after hours. Answer reports in writing. Use a licensed plumber and keep the invoice.
A leak left alone tends to spread into floors and walls, and that makes the conversation harder. Quick replies and clear records keep it simple.
When should a licensed plumber come out?
Call when there's an active leak or a backup, or when you own or manage the home and need a repair done right. If you rent, tell your landlord first for a routine repair. For a true emergency, see our emergency plumber page, and keep the records described above.
We serve renters, owners and managers across the Valley, including Tempe, and you approve the price before any work starts. Need a repair? See our plumbing repair service or contact us.
Common Questions
Take dated photos or video of where the water is coming from and of any damage to floors, walls or cabinets. Then write down when you noticed the problem and anything you did, such as turning off a valve.
If it is urgent, call first. Then put it in writing the same day in a way that keeps a copy, such as a dated email or letter. Include your address and unit, what is wrong and where, when you noticed it, your photos, and the best way to reach you.
Follow up in writing and mention the date of your first message. Check your lease for an emergency or after-hours contact and use it. Keep logging every attempt.
For most repairs, the owner or manager is the one who calls in a plumber, so tell them first, in writing. In a true emergency, stop the water if you can do it safely, tell your landlord right away, and keep a record of every attempt to reach them.
In everyday terms, water flooding the home, sewage backing up, no water at all and a smell of gas cannot wait. Follow the safety steps and tell your landlord right away.
