What Is Emergency Repairs?

What Counts as an Emergency

Not every repair is an emergency, and it is important that both you and your tenants understand the difference. A dripping faucet is annoying. A burst pipe flooding the apartment is an emergency.

Definite emergencies (respond within hours):

• Gas leak (call 911/gas company first, then you)
• Fire or fire damage (call 911 first)
• Flooding from burst pipes or failed appliances
• Sewage backup into the living space
• No heat when outside temperature is below 50°F
• Electrical hazard (sparking, burning smell, exposed wiring)
• Broken exterior door or lock (security breach)
• No running water (complete loss)
• Carbon monoxide detector alarm (call 911 first)
• Structural damage making the unit unsafe

NOT emergencies (can wait for business hours):

• AC failure (unless extreme heat and vulnerable tenants)
• Minor plumbing leak (drip, not flood)
• Appliance failure (unless refrigerator with no alternative)
• Cosmetic damage
• Noise complaints from neighbors
• Pest issues (unless a health hazard like a snake or large infestation)

Your Emergency Response Plan

Every landlord needs an emergency plan before the emergency happens. Here is how to set one up:

Step 1: Create an emergency contact list. Include: your phone number, a 24/7 plumber, a 24/7 electrician, the gas company emergency line, a locksmith, a water restoration company, and your insurance agent. Give every tenant a copy at move-in.

Step 2: Define the process in your lease. Your lease agreement should include a section on emergency procedures. Tell tenants: for life-threatening emergencies, call 911 first. For property emergencies (burst pipe, no heat), call you. For gas leaks, call the gas company and evacuate.

Step 3: Have a backup. What happens if you are on a plane, in a meeting, or asleep? Have a backup person (spouse, fellow landlord, property-savvy friend) who can take emergency calls and authorize repairs up to a set dollar amount. A self-managing landlord without a backup is one emergency away from a crisis.

Step 4: Keep a reserve fund. Emergency repairs are expensive. A burst pipe can cost $500-$5,000+ depending on the damage. Keep at least $2,000-$5,000 per property in accessible reserves for emergencies.

Step 5: Document your response. For every emergency, record: when it was reported, when you responded, what was done, what it cost, and any follow-up needed. This documentation protects you if the tenant claims you were unresponsive.

Real Example: Handling a Burst Pipe

Saturday 11 PM: Tenant calls. "There is water spraying from under the kitchen sink. It is everywhere."

11:05 PM: You answer and instruct the tenant: "Turn off the water valve under the sink. If you cannot find it, turn off the main water valve (show them at move-in where this is). Put towels down. I am calling a plumber."

11:15 PM: You call your 24/7 plumber. He can be there in 45 minutes. Emergency rate: $250/hour minimum plus parts.

12:00 AM: Plumber arrives, identifies a failed supply line connection, replaces it. Total: $375. Water is back on. You arrange for a water restoration company to assess the cabinet and floor damage in the morning.

Sunday 10 AM: Restoration company comes. Minor water damage to the cabinet bottom. They set up a fan to dry it out. Cost: $200. No mold risk because it was caught within hours.

Total cost: $575. If the tenant had not called until morning (or if you had not answered), the water would have run for 8+ hours. Damage estimate for that scenario: $3,000-$8,000 including flooring, cabinet replacement, and mold remediation.

Your fast response saved $2,400-$7,400. This is why you answer the phone.

After-Hours Emergency Costs

Emergency repairs cost more than scheduled ones. Here are typical premiums:

• After-hours plumber: $150-$300/hour (vs. $75-$150 during business hours)
• Emergency electrician: $150-$250/hour
• Emergency HVAC: $200-$400 service call
• Emergency locksmith: $75-$250
• Water restoration: $500-$3,000+ depending on scope

These costs are painful, but they are always less than the damage from delayed response. A $300 emergency plumber call at midnight beats a $5,000 water damage bill in the morning.

Common Mistakes

Not answering the phone. If you do not answer emergency calls, tenants will either call 911 (costing you a visit and potentially a code violation) or take matters into their own hands. Neither outcome is good for you. Have a system for after-hours calls.

Telling the tenant to "handle it." You are responsible for emergency repairs to your property. Telling a tenant to find their own plumber at midnight is unprofessional and could expose you to liability if they hire someone unqualified.

Not having emergency contacts ready. Scrambling to find a plumber at 2 AM while water is flooding the kitchen is a bad time to be Googling. Build your contractor list now.

Ignoring "near emergencies." A tenant reports a small leak. You say you will get to it next week. That small leak becomes a burst pipe over the weekend. Many emergencies are preventable if you respond to warning signs. This is how deferred maintenance becomes an emergency.

Frequently Asked Questions

Can I enter the unit without notice for an emergency?

Yes. Every state allows landlord entry without the standard 24-48 hour notice in genuine emergencies. If a pipe has burst or there is a gas leak, you can and should enter immediately. Document the emergency and the reason for entry afterward.

Does insurance cover emergency repairs?

Landlord insurance typically covers sudden and accidental damage (burst pipe, storm damage) but not maintenance failures or gradual deterioration. The repair itself may not be covered, but the resulting damage often is. File a claim promptly and document everything with photos.

What if a tenant causes the emergency?

Fix the emergency first, ask questions later. You are still responsible for maintaining the property regardless of who caused the problem. After the emergency is resolved, you can bill the tenant for repair costs if their negligence caused the issue and deduct from the security deposit if applicable.