Gateway/Services/Water damage restoration for landlords
Water damage restoration
for landlords.
Water damage restoration for landlords is not the same job as a single-family loss. Someone lives in the unit, the structure is your responsibility while their belongings are not, and the paperwork has to hold up to a carrier and sometimes to a tenant.
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Occupied units
How is water damage handled
with tenants in the unit?
Containment and equipment placement get planned around the tenant, not the other way around. Drying equipment is loud, so they need to know what is running, where, and roughly for how long.
Air movers and dehumidifiers running around the clock sound roughly like a small commercial kitchen. Tenants should not unplug them overnight, because that adds days to the drying and days to the claim.
A live person answers our phone twenty-four seven, which matters when your tenant is the one who finds the water at 2am.
Responsibility
Who pays for water damage in
a rental, landlord or tenant?
The structure is the owner’s responsibility. A tenant’s belongings are their renter’s insurance. That line is clear on paper and much less clear at 7am with a wet hallway.
We have worked extensively with both sides and will help sort it out before it turns into an argument.
The file
Water damage documentation
unit by unit for landlords
- Xactimate-aligned line-item scope your adjuster’s software validates
- Daily moisture readings on every affected surface until materials hit equilibrium
- Equipment counts and actual run-time, not estimates
- Before, during and after photos on the same angles, captioned
- Cause-of-loss documentation with the source identified and photographed
Timeline
How long is a rental unit out
of service after water damage?
Demo, drying and insurance approval usually run two to three weeks. Reconstruction can be another two to four depending on scope.
We will tell you which of those you are looking at early, because your next decision is usually whether to move a tenant.
Billing
How water damage is billed
to the landlord policy
We bill your carrier directly where you authorize it, and talk to the adjuster ourselves so questions do not bounce through you.
If the work uncovers something the original scope missed, we file the supplemental with the documentation behind it. More on our insurance claims page.
Related
When water damage in a
rental turns into mold
Wet materials left long enough grow something. That work, including clearance testing on an occupied unit, is on our mold remediation for rental properties page.
For a whole building rather than a unit, see commercial water damage restoration.
Water damage restoration for St. Louis landlords
Owners and property managers, same line. Twenty-four seven.