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What Should I Do If My Landlord Won't Fix Water Damage?

Last updated October 25, 2026

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The short answer

Document the Damage

Start by taking clear photos and videos of the water damage from multiple angles. Note the date and time each photo was taken. Write down a description of what you see, including any musty smells or visible mold. This record helps you show the landlord the problem and supports your case if you need outside help.

Keep copies of any emails, texts, or letters you send to the landlord about the damage. Save replies as well. If you talk in person or by phone, follow up with a written summary. A paper trail shows you tried to resolve the issue and protects you if the situation worsens.

Review Your Lease

Check your lease or rental agreement for clauses about maintenance and repairs. Many leases state that the landlord must keep the property habitable, which includes fixing leaks and water damage. Look for language about your responsibility to report issues and the landlord's duty to address them.

If the lease is silent on repairs, local housing codes still apply. In most places, landlords must provide a safe and livable home. Water damage that leads to mold or structural problems can violate those codes. Know your rights before you take the next step.

  • Look for repair and maintenance clauses
  • Note any deadlines for reporting issues
  • Check for mold or moisture addendums
  • Keep a copy of the lease for reference

Send a Written Notice

Write a formal notice to your landlord describing the water damage and requesting repairs. Include the date, location, and extent of the damage. Attach your photos and any previous correspondence. Give a reasonable deadline, such as 7 to 14 days, for the landlord to respond or start work.

Send the notice by email with a read receipt or by mail with a return receipt. This creates proof of delivery. If the landlord ignores your request, you have documented evidence of their inaction. Keep a copy for yourself and note the date you sent it.

Contact Local Authorities

If the landlord still does not act, contact your local housing or building department. In many cities, you can file a complaint online or by phone. They may inspect the property and order the landlord to make repairs.

You can also check with a tenants' rights organization for guidance. These groups often provide advice and can explain your options under local law. Acting quickly matters, especially in a damp climate where mold can grow fast.

Consider Your Options

Depending on your lease and local laws, you may have options like withholding rent or repairing and deducting the cost. These actions have legal risks, so proceed carefully and only after consulting a housing counselor or legal aid. Always document every step you take.

Meanwhile, take temporary steps to limit damage, such as moving furniture away from the leak or placing a tarp over a wet area. If the damage is severe, you might need to leave the unit temporarily for safety. See a doctor if you feel unwell from mold or dampness.

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Water keeps spreading into floors and walls, so it is worth acting early. Calls are answered 24/7.

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Frequently asked questions

Can I withhold rent if my landlord won't fix water damage?

Some states allow rent withholding or repair-and-deduct, but rules vary. Check your lease and local tenant laws first. You may need to give written notice and a reasonable time to fix the issue. Consult a housing counselor before withholding rent to avoid eviction.

What if the water damage makes my apartment unsafe?

If the damage poses a health or safety risk, such as electrical hazards or mold, document it and notify the landlord immediately. Contact your local housing authority to request an inspection. If you feel seriously ill, see a doctor. Your safety comes first.

Who pays for my damaged belongings?

Your renter's insurance may cover personal property damaged by water, depending on the cause. Policies vary, and your insurer decides what is covered. Review your policy for exclusions like flood or sewer backup. If the landlord's negligence caused the damage, you might have legal recourse, but that requires proof and often legal help.

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