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Water Damage in a Rental Property: What Tenants and Landlords Should Do

Water damage in a rental property is more complicated than in a home you own, because two parties are involved and both have a part to play. The tenant is the one who finds the water, and the landlord or property manager is the one who arranges the repair. The first hours matter just as much, but the first phone call is different: it goes to the landlord, not to a contractor. Knowing who does what, and in what order, keeps a stressful situation from becoming a dispute.

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This guide covers what tenants and landlords should do when water damage appears in a rental property in Louisiana: telling the landlord first, safety, documenting the damage in general terms, and who calls the restoration company. The division of responsibility is general guidance, and the lease is the document that settles it for any particular property, so anything here should be checked against the lease. Homeowners and renters in New Orleans and Shreveport face the same first steps, and the water damage restoration page explains what a professional visit generally covers.

Tell the landlord or property manager first

The tenant's first step is to tell the landlord or property manager, straight away, by phone and in writing. Do not wait until the morning, do not wait to see if it gets worse, and do not arrange your own repairs without telling them. A water loss gets worse while it waits, and a landlord who is told late has fewer options than one who is told early. Give the facts plainly: where the water is, where you think it is coming from, when you first noticed it, and which rooms are affected. Take photographs and keep a copy of everything you send.

If you cannot reach the landlord, leave a message and send a written note as well, by email or text, so there is a record of when you reported it. If the water is still coming in, shut it off if you can do so safely from a dry place, and keep everyone away from standing water. Do not wait for permission to act on safety: keeping people away from contaminated water or electrical danger is always the right move. The landlord's part is to arrange the professional help, and the sooner they know, the sooner that can happen.

Safety first

Safety comes before the lease, the deposit and the furniture. Do not enter a flooded room, do not wade through standing water, and do not touch electrical items in or near standing water. If the water may be contaminated, from a toilet overflow, a sewage backup or floodwater, keep everyone out of the affected rooms entirely. If you smell gas, leave the property and call 911 first, then the gas utility. These rules apply to tenants and landlords alike, and no one should be asked to enter a flooded room to protect property.

Move belongings away from the water only if you can do so safely from dry ground. Lift items onto tables or high shelves, and do not drag soaked items across dry floors. If the water has reached the level of outlets, or if the ceiling is sagging, keep the room clear and wait for a professional. A tenant who acts safely and reports promptly has done their part. A landlord who responds promptly and arranges professional help has done theirs. The emergency water removal page describes what the first professional visit generally covers.

Water Damage in a Rental Property: What Tenants and Landlords Should Do — Louisiana water damage guide

Document damage in general terms

Both tenant and landlord should document the damage. The tenant should photograph the water, the affected rooms, damaged furniture and belongings, and the apparent source of the water if it can be seen safely, and note the time they first noticed it and what they did in response. The landlord should keep their own record of when they were told, what they arranged, and what was done on each visit. Keep damaged items where they can be inspected, and do not throw anything away before it has been photographed, unless a professional says it is a clear health hazard.

Documentation matters for insurance and for the lease, and it is far easier to keep as you go than to reconstruct later. General guidance only: coverage is a matter for the relevant insurer, and responsibility for the damage itself depends on the lease and the cause, which may need to be verified. What is not in doubt is the value of a clear record: photographs, dates and written notes, kept by both sides, make every conversation that follows easier.

Who calls the restoration company

In general terms, the landlord or property manager arranges the restoration company, because the building is theirs and the repair is their responsibility under most leases. The tenant's part is to report promptly, to act safely, and to give access to the property so the work can be done. That division can vary with the lease, so it should be checked against the lease for any particular property, and the tenant should not arrange major work without the landlord's agreement. If the landlord cannot be reached and water is still coming in, the tenant should act on safety first and keep a record of everything they did.

When the professional arrives, both sides should be clear about what the visit covers: inspection, water removal, drying, and what follows. Ask what records are kept and whether they can be shared with the insurer. For rentals in Baton Rouge and Lafayette, as across Louisiana, the sequence is the same: tell the landlord first, stay safe, document what you see, and let the professional handle the water. A prompt report and a prompt response are what keep a small loss from becoming a large one.

Access and follow-up

Once the landlord has arranged the professional help, the tenant's part is to give access to the property so the work can be done. That means being available for the visit, or arranging for someone to be there, clearing a path to the affected rooms, and keeping pets in a dry room away from the work area. The professional will need to reach the water, the walls and the floors, and a clear path saves time at the start of the visit. If the tenant is away, the landlord or the property manager should arrange access, and the tenant should be told when the visit will happen.

Follow-up is part of the job as well. Drying equipment may stay in place while moisture levels are checked over successive visits, and the tenant should be told what to leave alone and what to watch for. If a damp smell or a new stain appears, the tenant should tell the landlord straight away, by phone and in writing, just as they did the first time. For rentals in New Orleans and Baton Rouge, the emergency water removal page describes what the first professional visit generally covers, and access and follow-up are the parts that keep the job moving once it has started.

Key Takeaways

The tenant's first step is to tell the landlord or property manager, straight away, by phone and in writing.
Safety comes before the lease, the deposit and the furniture.
Both tenant and landlord should document the damage.
In general terms, the landlord or property manager arranges the restoration company, because the building is theirs and the repair is their responsibility under most leases.
Once the landlord has arranged the professional help, the tenant's part is to give access to the property so the work can be done.

Questions About Water Damage in a Rental Property: What Tenants and Landlords Should Do

What should a tenant do first when they find water damage?

Tell the landlord or property manager straight away, by phone and in writing, with photographs and the time you first noticed the water. Shut off the water if you can do so safely from a dry place, keep everyone away from standing water, and do not arrange major repairs without telling the landlord.

Who pays for water damage in a rental property?

That depends on the lease and the cause of the damage, and it may need to be verified for any particular property. In general terms, the landlord arranges the restoration of the building. Keep clear records and check the lease rather than assuming.

Should a tenant clean up water damage themselves?

No, beyond moving belongings away from the water if it is safe to do so from dry ground. Water damage, especially from a toilet overflow, sewage or floodwater, needs professional cleanup and drying. The tenant's part is to report promptly, act safely and give access.

What should a landlord do when a tenant reports water damage?

Respond promptly, arrange a professional inspection, and keep a record of when you were told and what was arranged. Do not ask the tenant to enter a flooded room or to clean up contaminated water. Ask the professional what the visit covers and what records are kept.

Your Next Step

If this guide matches what you found at home, the next step is a visit — not a guess. Call and describe what you found, and the visit is arranged from what you describe. The Emergency Water Removal page explains what that service covers, and the water damage restoration page explains how the full sequence works when water has reached more than one room.

Do not enter flooded rooms while you wait, and if water is leaking, turn off the shut-off valve for that fixture where you can reach it safely from dry ground.

Keep the guides on this site bookmarked: the first guide, the signs guide, and the preparation guide cover the checks worth repeating — after moving in, and after bringing used fixtures home.

Water damage help is available across Louisiana. See water damage restoration in Port Allen, LA for one local example, or find your town on the service areas page.