Landlord emergency repair guide: what to fix first
Treat as emergencies anything that threatens health, safety or the building: no heat in cold weather, gas, fire or electrical hazards, active water, sewage, no water or toilet, and doors or windows that will not secure. Give tenants first steps, document everything and get a provider moving. Local laws set specific obligations and timelines. Call 833-877-1717 to request an independent provider.
RepairNowUSA editorial review · Last substantively reviewed October 13, 2026 · Review standards
True emergencies
- Gas odor, CO alarm, fire, smoke or burning electrical smells (tenant should call 911 or the gas utility first).
- Active water leaks, burst pipes, ceiling leaks, flooding.
- Sewage backing up into the unit.
- No heat in cold weather; no cooling in extreme heat where vulnerable tenants live.
- No running water, or no working toilet in the unit.
- Power out to the unit (not a utility outage), sparking or hot outlets.
- Exterior doors, locks or ground-floor windows that will not secure.
Many state and local laws treat heat, water, sanitation, electrical safety and security as essential services with short repair timelines. Check the rules where your property is.
Usually not emergencies
- A single slow drain when other fixtures work.
- A dripping faucet or running toilet.
- One appliance not working, except a refrigerator in some situations.
- Cosmetic damage, small holes, minor stains.
- A dead outlet when others in the room work.
These still deserve a prompt, documented response.
First steps to give tenants
- Where the main water shutoff is, and how to close it. Better yet, show them at move-in.
- Where the electrical panel is, and to turn off breakers only from a dry floor.
- To leave and call the gas utility or 911 for gas smells, and never use the oven or a grill for heat.
- To stop using drains if sewage backs up.
- To photograph damage and report it in writing (text or email) as well as by phone.
- Who to call after hours.
Entering the unit
Most states allow a landlord to enter without the usual advance notice in a genuine emergency, such as a leak, fire or gas problem, but the rules vary. Follow your lease and local law, knock and announce, and document why entry was needed. For non-emergencies, give the required notice.
Documentation that protects everyone
- Log the date and time of each report, your response and the provider visit.
- Keep photos before and after, invoices and the provider's notes.
- Note any tenant-caused damage factually, with photos.
- Notify your insurer promptly for water, fire and storm damage.
Getting a provider out
When you call 833-877-1717, give the property address ZIP code, the problem, whether the tenant is home and how the provider can get in, and who approves the cost. RepairNowUSA looks for a participating independent provider; the provider confirms timing and price with you. You can also see our multifamily guide for buildings with many units.
How RepairNowUSA can help
Call 833-877-1717 and describe what is happening and the property ZIP code. RepairNowUSA looks for a participating independent provider for that kind of work in your area and connects you if one is available. The provider confirms timing, scope and price with you and does the work. Availability and response times vary and are not guaranteed.
Call 833-877-1717Common questions
What counts as an emergency repair for a landlord?
Problems that threaten health, safety or the building: gas, fire and electrical hazards, active water, sewage, no heat in cold weather, no water or toilet, and doors or windows that will not secure. Local law may define essential services more specifically.
How fast does a landlord have to fix an emergency?
It depends on state and local law, and some places set specific timelines for essential services such as heat and water. Act as quickly as possible and check the rules for your property.
Can a landlord enter a unit without notice in an emergency?
Many states allow entry without the usual advance notice in a genuine emergency, but rules vary. Follow your lease and local law and document the reason for entry.
Who pays when a tenant caused the damage?
That depends on the lease and local law. Fix the emergency first, document the cause, and address cost recovery afterward.
Can I call any time?
Yes. You can call 833-877-1717 at any time, including nights, weekends and holidays. Whether an independent provider can come out right away depends on your ZIP code, the time and provider capacity, so availability is not guaranteed.
Authoritative references
These public sources give general safety context. They do not replace an on-site evaluation, and RepairNowUSA does not perform the work.