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Water Damage in Rental Properties in Richardson, TX

A leak in a rental has two problems: the water, and the fact that you might not hear about it for weeks. One Richardson landlord found extensive damage only after a tenant never reported a leaking pipe inside a wall. If a tenant calls you about water now, have them shut off the valve and call (972) 947-2040 to be connected with a provider who can document the job for your insurer.

Call (972) 947-2040
First steps

First steps

When a tenant reports water

  1. Tell the tenant to shut off the water at the fixture valve or the main, and to stay away from wet outlets.
  2. Ask for photos or a short video right away, and write down the date and time of the report.
  3. Get a restoration provider out the same day to extract the water and take moisture readings. Ask for a drying log you can give your insurer.
  4. Call your landlord or dwelling policy carrier. The tenant’s renters policy, if they have one, covers their belongings, not the building.
  5. Send a plumber to fix the source. Restoration crews dry the house; they usually don’t repair the pipe.
  6. Keep the tenant updated in writing on what’s happening and when.

Texas law

What Texas expects from landlords

Under Texas Property Code §92.052, a landlord must make a diligent effort to repair a condition that materially affects the physical health or safety of an ordinary tenant once the tenant gives notice, as long as the tenant is current on rent. Significant water damage, active leaks and mold that follows them can fall into that category.

  • Notice. Many leases require notice in writing. Ask tenants to report leaks by text or email so there’s a record.
  • Tenant-caused damage. If a tenant caused the damage, for example by negligence, the duty to repair can be different. Document the cause before anything is torn out.
  • Mold. In Texas, mold jobs over 25 contiguous square feet need a licensed mold remediation company (TDLR).
  • Habitability. If a unit can’t be lived in during drying, check your lease and policy for loss-of-rent coverage.

This is general information, not legal advice. For a dispute, talk to a Texas attorney or the Texas Attorney General’s tenant rights resources.

Prevention

Catch leaks before tenants stop noticing them

  • Swap rubber washer hoses for braided steel, and replace them every five years.
  • Put a water sensor (about $20) under the water heater, the washer and each sink. Some send a phone alert.
  • Check water heater age at each turnover. Tank heaters typically last 10 to 15 years. See water heater leaks.
  • Watch the water bill. A jump with no change in tenants often means a hidden or slab leak.
  • Before a hard freeze, remind tenants to drip faucets and open cabinet doors. Share the Richardson freeze checklist.
  • At each inspection, look for ceiling stains, soft drywall near tubs and toilets, and swollen baseboards. See ceiling water damage.

Multiple properties

For investors and property managers

If you own several rentals in Richardson, set up one restoration provider before you need them. Agree in advance on how they’ll reach you, how they bill, and how they document jobs for your insurer, so a leak at 10 p.m. isn’t the first conversation. Older 1950s to 1970s homes in Richardson often still have galvanized supply lines and cast-iron drains, which fail more often.

Local freeze, hail and tornado history is on the Richardson water damage data page. In the October 2019 tornado alone, 196 multi-family units in Richardson were deemed unsafe to occupy.

FAQ

Rental water damage FAQs

Who pays for water damage in a rental in Texas?

Usually the landlord’s policy covers the building and the tenant’s renters policy covers the tenant’s belongings. If the tenant caused the damage through negligence, the landlord or their insurer may seek repayment from the tenant.

How fast does a Texas landlord have to fix a leak?

Texas Property Code §92.052 requires a diligent effort to repair conditions that materially affect health or safety after notice. The law presumes seven days is reasonable in many cases, but an active leak should be stopped the same day.

My tenant never told me about a leak. What now?

Document everything before demolition: photos, moisture readings and the age of the stains. Then dry the structure and talk to your insurer. Long-term leaks are often treated differently from sudden ones.

Do tenants have to move out during drying?

Not usually for a leak in one or two rooms. Drying equipment is noisy for three to five days. If sewage or mold is involved, or the kitchen or only bathroom is out, they may need to stay elsewhere.

Can I use one company for all my Richardson rentals?

It helps to have a plan before the next leak. Call (972) 947-2040 to be connected with a local provider, and if you like how they handle the job, keep their direct contact for your other properties.

Last updated October 2026.

Water in one of your rentals?

Have the tenant shut off the water and send photos, then call. A same-day drying log protects you with your insurer.

Call (972) 947-2040