r/Landlord • u/Build_LLC • 3d ago
Landlord [Landlord US-DC] Tenant is running water 24 hours a day; what can I do?
I believe that when I informed my tenant that I was thinking about selling the property he deliberately started to run up the water bill. June’s bill was $487, July’s bill $528, and now August was $547.
He doesn’t answer the phone when I call him, and I live 3 hours away. I sent emails to the tenant asking for clarification and offering to send a plumber as the water company informs me of high usage. After several attempts he finally replies to an email that I shouldn’t be monitoring his water usage and offered a few explanations that didn’t make sense like watering the grass.
He is part of the voucher program and his renewal was/is at the end of September. I got in touch with the voucher program telling them of my intent to switch the water into his name and they told me the program is on hold for rent increases, that would be a rent increase and my only option would be to non-renew him.
He received the non-renewal by email and I sent the notice to the property address, and another address he asked me to send notices to. The notice to the property came back stamped “vacant”, but the water usage continues to be sporadic.
The last 4 days the water usage climbed to almost 5000 gallons per day. I called the water company and they informed me that the water had been continuously running for every hour of the day for over the last 100 plus hours.
Today I drove there and there was a doorknob lock over the door preventing access by my key. I left a note on the door for him to call me and turned the water off at the meter. The note said to call me so I can get a plumber to check for leaks, because it was an emergency and I wanted to prevent damage.
He didn’t call me today and I won’t be able to find out until Sunday if the water is still off. I have a neighbor friend I can ask to turn it back on, and the water company said they can do it within 24 hours too. I’m not sure what to do. In all my 23 years of being a landlord, and property manager for multi-family and single family residential I’ve never dealt with anything like this scenario.
I’d love some help in what I can do to discourage him from running the water all day, but I know I need to let him have water. The neighbors said they saw him at the house earlier in the day, however there have been some days in the past few weeks where no water was used.
I’m confused and extremely stressed by the situation.
Update #1 - I spoke with DCHA today. They claimed “we can’t get involved with tenant/landlord issues”. But did give me a reference for advice from a third party. Most comments were correct. I should have entered the home when there was a water emergency and not turned it off.
I got my friend to turn the water back on today at the meter, as neighbors had reported to me that they had seen the tenant at the home and the note had been removed. Still the tenant had made no efforts to contact me.
I sent DCHA the two violations and they will proceed with terminating him from the voucher program. That scares me a little as if he doesn’t have anywhere to go then he might try to stay.
I also sent a notice to enter for inspection next week. If the lock is still on the door then I’ll begin legal eviction, which I can actually start now, but will wait to see how the flow of water is over the next week. The best part about the water being back on is that I saved 3 days of flow, and no one enforced me to turn it back on. I turned it back on because I learned he was home and knew it could be considered an “illegal eviction”. Even though I think I could win the argument, it’s not worth it. If there is any obvious water damage that he didn’t report I can hold him personally responsible and my insurance will cover most of the damages and the expense of going after the tenant to collect.
Additionally, if water continues to flow nonstop, I can declare it an emergency and enter the home, which I’ll do with the presence of law enforcement. If there is an emergency entrance and faucets are open it will be documented by my cell phone camera and the presence of law enforcement. That would be considered intentional inflection of economic harm. If there is other criminal actively and he gets arrested that day, it won’t impede eviction, as he doesn’t have to be present when the locks are changed and his items are moved to the street. Also easier to serve as he’ll be in jail.
There will be more updates as this situation unfolds but for now I have CYA’d myself against legal action from the tenant. It builds a stronger case against him with the water on. He now has the option to move out at the end of the lease or to try and fight an eviction that he has no defense against. If he runs water continuously again it will not end well for him and although I’ll be out a few hundred more dollars, at least I’ll know he won’t be able to do this again to someone else.
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u/excaligirltoo 3d ago
If the water has been running for over 100 hours straight, and the tenant doesn’t seem to be there, I would worry about whether any drains are clogged, purposely or not, thereby flooding the house. Is there only one way into the property?
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u/Karri-L 3d ago
You may have a broken pipe and a flooded house (or apartment?) so get a witness and get in there and find out what is going on. Your tenant sounds unstable, perhaps in need of a wellness check so ask a police officer to accompany you.
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u/Delicious-Formal336 3d ago
He said himself that there were days where no water was used, wouldn't that for sure mean that it couldn't be a leak like by process of elimination?
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u/James-the-Bond-one 3d ago
Let's not be too rational here. The point is to get in, and tenant out. And an emergency water leak is a great excuse.
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u/CulturedReaving692 3d ago
Break the lock off and enter the unit
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u/Build_LLC 3d ago edited 3d ago
He’s hiding something for sure. I think drugs and the neighbors think he has a “WiFi blocker”.
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u/Scared-Agent-8414 3d ago
I’m assuming you have a clause in your lease that mentions tenant not allowed to change locks without LL permission/LL must be able to access unit in case of emergency?
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u/sloppyjoesandwich 3d ago
Was their vehicle there? Could it be a medical episode where police could force entry?
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u/Consistent_Tower_458 3d ago
In my country at least, WiFi blockers are extremely illegal and taken very very seriously
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u/Jennyonthebox2300 3d ago
Turn the water off at the street since you’ve been denied emergency access for what appears to be a flood or major leak.
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u/sevargmas Human Verified 3d ago
It says in the post that’s what he did already.
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u/James-the-Bond-one 3d ago
I'd turn the water off at the meter AND install a padlock on the valve, so it can't be turned on without a plumber present to inspect the plumbing system immediately after.
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u/TheMagarity 3d ago edited 3d ago
No, post says at the meter, which is easily accessible to turn back on. At the street is a special access cover to open and a tool about 6 feet long to reach in with.
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u/Tim_Y Landlord 3d ago
In Baltimore, the meter is in the street/sidewalk where the shut off valve is.
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u/Build_LLC 3d ago
Yea. Same in DC. It’s off at the street. But he can probably just turn it back on.
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u/ATLien_3000 3d ago
If the dude is on Section 8, and the type of person that'd leave water running for weeks on end to spite you, he doesn't have a curb key, he doesn't know what one is, and he's certainly not going to run up to Lowes or Home Depot to buy one.
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u/cashew996 3d ago
In my area what you're describing would not work. Here the meter is at the street (like Tim-Y) and the one you're talking about would be only one of several you would have to shut off as it is set up in a grid system that's fed from more than one direction, and once you have them all shut down for that house to have no water, a whole section of houses would be down as well
Besides the utility company frowns on using that valve, because if it breaks while you shut it off, it's a major pain to repair, and you would foot the (rather high) bill
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u/SchrodingersMinou 3d ago
The meter is at the street under a manhole cover. In the south, you can just reach down with a pair of pliers and turn it off.
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u/sevargmas Human Verified 3d ago
Yes, turned off at the meter. It doesn’t matter if it’s easier or difficult to turn back on, it just says that’s what he did.
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u/Droid759 3d ago
My house's street water shutoff system is easier to use then my house's main cutoff. That's in CA with a almost 40 yr old house.
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u/Powerful_Road1924 3d ago
💯 my shutoff is in a crawlspace accessed from the basement that you need a ladder to get into and a ladder to get out of. Street shutoff you just need that special stick you can buy at any hardware store.
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u/Ok_Cycle_185 3d ago
You dont know what your talking about bud. What you are describing could be a meter too. There's multiple scenarios where OP is wrong but none where you are correct
Im a plumber
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u/Dangerous_End9472 3d ago
It's clearly an emergency and generally leases don't allow them to change/add locks.
If get a plumber in there. Them running water non stop may also be a cause for action, check your local codes.
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u/Build_LLC 3d ago
Yea. Same line of thinking here. I need him to get in touch with me and I’ve already prepared the statements and questions I’ll ask for our recorded conversation.
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u/Imsortofok 3d ago
If there was enough of a water emergency that you had to shut the water off, then there is enough of an emergency to justify getting a locksmith to let you and a plumber into the house.
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u/KrofftSurvivor 3d ago
I think you're missing the point here that lock is illegal and you have the right to call out someone to have it cut off
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u/Cone_Mane 3d ago
Tenants did the same to me after I started eviction process knowing in my area I cannot put water bills in others name. Get them out asap, it’s retaliatory and the courts most likely won’t take it into consideration due to be it being tough to prove it’s being overused.
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u/James-the-Bond-one 3d ago
In this case the utility would provide that info, from what OP already found out about the 100+ hours of running water and the many thousands of gallons above normal usage.
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u/Cone_Mane 3d ago
I agree, seems simple enough, right?
Best of luck getting the courts to side with you
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u/KeikoToo 3d ago
Water running non-stop is probably a legit reason for a wellness check by the authorities. Someone could be using water when they fall and hit their head or collapse for a medical reason. Thus the person is unconscious and the water is running.
The doorknob lock would have to be removed by a locksmith, I guess.
In Mass., there can be a clause in the lease that says the locks cannot be changed without giving the landlord a key to the new lock. A doorknob lock that the landlord is not given the key to would be a violation of that lease (fyi for the future is doable in your state).
But talk to a lawyer. Maybe mail to the house being returned marked "vacant" constitutes abandonment and you can enter??
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u/Build_LLC 3d ago
I want a wellness check. I think he probably fears cops and is hiding something inside the house. The neighbors describe him as very odd and he won’t talk to anyone. Plus they think he’s somehow blocking internet and they complain their phones don’t work near the house.
He also installed 3 exterior cameras.
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u/Similar-Vari 3d ago
Call the cops for a wellness check & get a locksmith. Maybe double check the laws in your area but constant documented water usage would seem to be grounds for this.
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u/ShoddyBookkeeper 3d ago
They'll just knock on the door and if he doesn't answer they will leave unless they can tell something is wrong from the outside. They will not force entry for you - you have to do that.
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u/Lifelace 3d ago
Call the water company and ask them if water if running.
Go to the property. Call them again. Ask them if it still running. Tell them you are going to turn off the main water line to the house to determine if it is still running. Ask water company what the next steps should be. They did this for me. Turned out a faulty toilet that was running constantly in a bathroom i did not use.
Tape water notice you will be entering the property in 24 hours due to excessive water. Checking for leaks. Take pictures of said notice different angles. Bring a plumber. Break the lock to get in. It could be a slab leak or somewhere else.
You have all the calls to the water company troubleshooting and you are giving notice. You could call the non emergency police and advise what you will be doing. You could ask for them to be there to keep the peace incase tenant is home. Let them know tenant has been non Responsive.
Also look on the ground around and see if there is any wet spots. Also look for any freshly disturbed areas on the ground. Had a friends neighbor tap in to their sprinkler system and was using there water to water the law !
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u/plentyfurbbbs 3d ago
Look into the legalities of getting a locksmith, it's your property, you've a right to enter for emergencies.
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u/SwimmingDog351 3d ago
I would document everything and take this piece of shit to court. It is a waste of a valuable resource. Might even be criminal.
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u/Tardislass 3d ago
Just report him to Section 8 housing authorities. Hopefully they can kick him off the program and give his space to someone better.
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u/butterhorse 3d ago
I get applicants with section 8 vouchers and multiple evictions in their history from the same housing authority. Don't count on it.
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u/Build_LLC 3d ago
Yea!!! I want to but for now I just want to minimize the financial damages. $500 water bills when it wasn’t running all the time
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u/ouro-the-zed 3d ago
You need to do a maintenance check in whatever manner is legal in your state/your lease. $500 water bill is peanuts compared to the water damage that might have occurred in a vacant property with water running for days.
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u/Muted_Piccolo278 3d ago
If you don't end up selling, check out the Moen flo-meter, or something similar. We had one installed when we upgraded our manifold and it was the best $$ spent. I can shut the water off remotely and I get alerts when a higher than normal water usage is detected.
As the landlord, especially with a plumbing concern, I don't think the tenant can refuse you access.
I feel like you have to prepare for him not leaving despite a non-renewal notice
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u/iceboxmi 3d ago
That doesn’t work easily if the tenant is responsible for internet.
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u/Blindbatts 3d ago
I have one on a dedicated wifi backed by TMobile, same for the pool controller and solar. That way I'm not blind and having to reset for every new tenants wifi. It's $10/mo for the sim in a glinet router hidden in the solar breaker box with the wifi antenna sticking out.
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u/Build_LLC 3d ago
I’ve also thought about that worst case scenario. Getting him violated jeopardizes his eligibility and I just want him gone and to stop costing me $1000’s of dollars in water bills
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u/Longjumping_Low_1445 3d ago
When we finally got our renters out of our place who only paid 6 months and then no more they left the water on that ruined our new floor that we had put in recently and left old meat in the fridge and freezer. Give them 48 hour notice and get yourself in there to check it out. Good luck and wish you the best
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u/mullerja Landlord 3d ago
Give notice of entry and then come with a locksmith (and maybe plumber too) once the notice period ends. Not sure in DC but most states its 24 hours. If you think you can argue "emergency" then you don't need to give notice.
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u/Crafty-Waltz-7660 3d ago
I wouldn't have stressed the initial 12% increase in water usage. That's negligible.
5000 gal/day is a lot of water. I would not have been ok with being denied access. My lease and the law clearly state I have the right to entry without notice for emergency situations such as this. I would have drilled that lock, gained entry, given a bill for the labor in gaining entry and then called the police if I found the tub running with no one home.
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u/Upbeat-Fondant9185 3d ago
I was going to say I don’t understand why you’re being so passive about this. Handle your business. Then I did a quick read on DC tenant protections. Good grief. Sounds like he’s baiting you.
But in this case I think it qualifies as emergent and you can gain access without notice and by whatever means necessary. This is one time I’d actually try to call out police or fire. Then you have witnesses and documentation.
Then of course move to evict and sue the shit out of him. Who cares if you’ll never collect, I’d do it just to make the point.
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u/Build_LLC 3d ago
Yup. Part of the reason I want to sell. Treading very lightly as it’s such a tenant friendly jurisdiction. I’m using the “vacant” mail that was returned as my plausible deniability. I wish I would have been prepared to break that lock. 3 hours there (4 on rush hour Friday) and dreading the 3 hours home I didn’t think of calling a locksmith to get in.
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u/dottat17403 3d ago
Plot twist.... Guy died taking a shower.
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u/Virtual-Fly-5501 3d ago
This is an emergency entrance situation. Call a locksmith first and get entry.
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u/AndreGerdpister Human Verified 3d ago
I’m really sorry this is happening. There is already a ton of good advice, so I won’t add to that. But for the love of god, please update us with how this unfolds. I’ve never heard of anything like this before.
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u/Playful-Title-2322 3d ago
All the OP needs to do is contact whoever runs Section 8 in their area to report both the excessive water use and the lock change. Section 8 is very strict regarding their established rules one of which is the changed lock when the owner needs to get in the unit due to a water emergency. I'm sure you documented as ll if this so forward all if this information to them immediately. Also definitely do the police wellness check. Are there children in the house as well or is it just adults. If kids are present Section 8 would act that day. Include the fact he has installed 3 cameras as no external modifications can be made without your permission. Mounting cameras are modifications. Seriously, this is not going to be resolved without getting Section 8 involved as they are in serious trouble with them for breaking rules and the lease. Under no circumstances can you change your lock while in a section 8 unit. This is a huge violation as it sounds as though they may be dealing drugs or committing some sort if illegal activity. I would think the police would be very interested in finding out what's going on with the house and tenant. You have to get Section 8 involved now and let them take care of the rule breakers potential criminals.
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u/Ansible90 3d ago
Can't you get the water company to turn off the water from outside?
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u/James-the-Bond-one 3d ago
Anyone can do that. And OP has already done it.
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u/Build_LLC 3d ago
The water company said it would take 5-7 days to turn it off, so I drove the 3 hours there to do it myself.
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u/plentyfurbbbs 3d ago
Maybe he drowned in the bath or died in shower,,better get in there,,video it all.
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u/Outside-Ad7848 3d ago
It's your property. This sounds like an emergency which requires emergency access, relying on notes and the neighbor isn't going to cut it..I would break in and take control of your property
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u/PaymentMedical9802 3d ago
That’s an emergency situation. Check your local laws. Many allow landlords to immediately access the property or give only 24 hours notice. Even in states like CA you can respond to emergencies. Sounds like a water btw, probably in the slab so the tenant doesn’t even know.
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u/Available_Editor4383 3d ago
Lots of water usage could also indicate hes growing weed.
Look into squatters rights in your area too. Sounds like he’s hunkering down
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u/Steve-B2183 20h ago
Those who run “grow houses” tend to bypass the water and electric meters so that the excessive usage of those two utilities goes undetected.
I have seen photos where automotive jumper cables were used to bypass the electric meters in a grow house that was foreclosed on.
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u/Amnesiaftw 3d ago
Wow ur tenant is an asshole.
Did you try all the windows? Or look for a spare key?
I’d be furious if i couldn’t enter my own property.
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u/Annual-Contract-115 3d ago
I’d be talking to a lawyer about the doorknob blocking your key. pretty sure that that’s illegal
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u/Tardislass 3d ago
I hope if he’s been running the water, you have reported him to Section 8 housing. Stuff like this can get him kicked off the program and I’d have no qualms about doing that. There are people on the waiting list that are good tenants.
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u/Build_LLC 3d ago
I’m afraid if he gets kicked out the program he won’t leave. Kinda a catch 22…
I’m going to start stacking the multiple violations against him though to prepare for a legal eviction. It’s not a quick process in DC, unfortunately.
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u/Any-Durian-2594 18h ago edited 18h ago
Verify with your state statutes, but in my state, you have legal right to enter your property under pretence of plumbing related emergency. You have the right to protect the physical habitability of your property due to intentional or non-intentional neglect, which water running for hours on end would constitute. Turn off your main water supply and issue an immediate notice to correct or vacate to the tenant and the housing voucher provider immediately. Inform housing program of tenant's behavior and notify them that the water can only be turned back on when a licensed plumber/licensed housing authority inspector can verify why the water usage is not intermittent, as you have reason to believe there is an emergency leak or broken faucet handle in the on position and tenant is not being cooperative with verifying atypical usage. Inform the housing authority that the lease for the tenant's occupancy details tenant's responsibility for the general upkeep of the unit and must allow access for an inspection. Using water nonstop to run up charges on an owner is not general upkeep, and it is far beyond typical usage, which constitutes a breach of the lease agreement.
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u/Strange-Fennel 3d ago edited 3d ago
Just more reasons why landlords should just say no to voucher programs or subsidies of any type. They're basically license for people to be an asshole with government protection. What you describes is another example of exactly why I'd never accept any government voucher, not even if they paid double market rent. (But most pay under market rent to begin with.) Sorry you're going through that, sounds horrible. But it's the cost landlords pay for that accepting that voucher.
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u/Nedgamell 2d ago
I really don’t agree with you at all about section 8 tenants. I’ve been a landlord of several houses for over 40 years. I’ve always taken a section 8 tenant in one of the houses bc I believe strongly in the program. I have had amazing tenants who’ve managed to pull themselves out of serious poverty which they would never have been able to do without the section 8 program. It’s not fair to paint all section 8 tenants as bad tenants and lowlifes.
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u/KrofftSurvivor 3d ago
And then you read the renters forum and they're all complaining about how horrible landlords are and swapping tips about how to screw them over - and complaining about how nobody wants to rent to them... like... geeee, wonder why, such a mystery!
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u/Strange-Fennel 3d ago
Not only the renters forum. There's a whole lot of renters mods allow to ravel rouse here in the Landlords forum. I don't see landlords gaslighting in the renters form. Wish we had our own forum just for landlords. So mysterious.
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u/sapphireminds 3d ago
FYI, just so you are aware for the future, it's rabble rouse - it's something I would want to know if I messed it up :)
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u/Secret_Ad1372 3d ago
Give him 48 hours notice that you're going in the unit to check for water leaks. I would look into also taking them to court for their water usage if no leaks are found.
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u/Build_LLC 3d ago
I considered this an emergency. Waiting for a reply. If he doesn’t reply, and turns on the water himself I’m not sure what to do next.
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u/cashew996 3d ago
I would think that this is a potential emergency, enough so that maybe you could get a sheriff and locksmith out to remove that extra lock, so that you can check inside.
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u/NotSoSureBigWaves 3d ago
You go and enter with a plumber. This constitutes an emergency and you don’t know if there is a major leak. Also demand he remove the cameras and the door lock since that violates the lease.
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u/CallingThatBS 3d ago
Does your lease say anything about changing the locks?? Because if he had put a lock that doesn't allow you entry in an emergency that would be a lease violation. Call a locksmith to remove the device.
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u/teleskier97 3d ago
If the water company called you about excessive water use then I’d say there’s possibly a leak and this is an emergency to enter the apartment. My lease says I can access with 24 hours notice to my tenants, or at anytime if in an emergency. Since the water company called you…I’d call that an emergency.
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u/Glittering_Panda3799 3d ago
My son was renting an furnishfinder and apparently his toilet started running. He never payed attention and was never home. The landlord got a notice of high water usage but never said anything. Well when he moved out she sent him the $1200 bill for the two months and told him he’s not getting his $1000 deposit back even though she payed the water bill. If I were you I would be calling a lawyer on how to deal with this. That is totally frustrating.
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u/Ragnarsworld 3d ago
Dude put a door knob lock on to keep you out of your own property and all you did is leave a note?
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u/Isthatamole1 3d ago
First thing, I’d post a 24 hours notice to inspect for an emergency. Come with locksmith. I’d also report them to the voucher program!!! Where I manage, they will send someone out too especially if I tell them what’s going on. You literally have receipts from the water company. Then start eviction proceedings.
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u/plangelier 3d ago
Cost of a locksmith to remove the lock if you can't break it yourself. You have provided or provide the required notice and get in and see.
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u/Logical_Warthog5212 3d ago
It’s tenants like this that gives everyone through Section 8 a bad name.
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u/hobbitz09 3d ago
Just call the cops, water running constantly and you think want to make sure not dead in bathtub.
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u/OldGeekWeirdo 3d ago
Given the water usage, I'd consider this an emergency and have a locksmith open the door so a plumber can inspect.
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u/CalmSeaworthiness758 3d ago
If the notice came back saying the house was vacant, he isn’t returning your emails or calls, I would assume the house is vacant and have the water company shut the water off.
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u/GlassChampionship449 3d ago
I would have gone to see what's going.on after the 1st water bill. Give him 24 hours notice. Not sure what I would.do with a special lock on the door, but it sounds.like an.emergency.
I had water company notify me that my tenant had uses a huge amount of water....flapper was.stuck open. On tiolet and was running full open. Tenant said they never heard the water running.
They ended up paying bill....
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u/Electric-Sheepskin 3d ago
I don't understand why you haven't made entry into the home yet. You have a legitimate reason to do so. The lock on the door is not authorized. Get a bolt cutter and cut it off, or whatever else you need to do.
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u/DoallthenKnit2relax 3d ago
I would never Sec. 8 a single family home or condominium...leave that to the apartment complexes and government housing projects. It's to much of a financial risk for a SFH/Condo owner.
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u/victim_of_technology 3d ago
I'm going to guess your copper pipes are all gone and sold for drugs. In US cites they call that "the night plumber".
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u/lunacat2345 3d ago
Tenant cannot deny access. Give him notice you will be inspecting the property. Some states require 24 hrs notice, some require 48 hours. He can be there if he wants, but it's not required.
When you come, be prepared to drill the locks. Charge him for the cost if he prevented you from using your key and wasn't present to let you in.
You have legal access whenever you want as long as you give proper notice.
In the event of a water emergency, notice may not even be required, but check local laws on that. Even though you turned off the water, you still need emergency access to see if there is water damage and mitigation is needed. Waiting 48 hours to start mitigation can cause further damage.
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u/AmexNomad 3d ago
Call the utility company and report that THEY told you that the water has been running for 24/7. Tell THEM that there is a leak because the tenant is not there. Have THEM shut service. Contact tenant/landlord lawyer.
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u/Ok-Opportunity-574 3d ago
It would be worth a locksmith's charge to make sure the man isn't decaying in the house and you don't have thousands of gallons of water on your floor.
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u/magenta_ribbon 3d ago
I’m not a landlord, but every lease I ever signed said they could enter the premises without notice in case of emergency. I also had a neighbor get drunk and deliberately flood her apt late at night by blocking all the drains and turning all the taps on high. I noticed water seeping through the wall into the hallway and called maintenance who was able to put towels down until the cops got her out, so the damage was restricted to her unit.
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u/Southern_Repair3346 3d ago
Why are you paying the water bill? Tenant responsibility
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u/KnownBodybuilder4948 3d ago
File eviction notice, noting tenant's refusal to cooperate with emergency repairs. Call a plumber or water company to shut-off water at street valve. Expect property damage.
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u/fartypants714 3d ago
I would be pretty angry when the lock was altered to deny emergency access to my own property.
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u/Hot-Bid-9129 3d ago
How about calling the authorities for a welfare check? Not answering, water on continuously etc. Make it sound like you're concerned for them.
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u/tuna_tofu 3d ago
Call 911. There might be an emergency like he fell on the shower or a pipe burst somewhere he can't see. Call in a wellness check.
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u/west-coast-hydro 3d ago
Get a locksmith and open the door.
It's your property and you have a legal right to inspect in the emergency.
If you can't find a lock smith break a window (with the intention of repairing it shortly after)
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u/RetiredBSN 3d ago
First thing would have been to report the tenant to whoever is providing the voucher, as soon as the tenant started becoming uncooperative. I don't know what your local laws say in regard to access by the landlord in emergency situations, but this is something where I would would have notified the police or at the very least have gotten a locksmith to take care of the unauthorized lock.
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u/ZephodsOtherHead 3d ago
I don't know about DC, but in Massachusetts the clerks in the housing court have law degrees. You can often get some quick legal answers from them.
I wonder if a court will find the tenant owes you if he is intentionally wasting the water.
I'm not sure I like your idea of showing up in person. Most people get things in the world by paying for them and by being nice to people. Others get it by stealing and intimidation. You don't want to risk a physical confrontation with the latter type.
When the tenant moves out, you should expect the apartment to be completely trashed.
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u/ThrownAwwayt 2d ago
I’m constantly amazed when landlords cover utility costs.
It leaves the door WIDE open for stuff like this to happen. You use it, you pay it, is the only system that works. When the city comes to shut it off due to none payment, you’re not involved.
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u/Current-Factor-4044 1d ago
There is an amazing free app that works in Most jurisdictions throughout the country
It is called eye on water
You can get it from your Apple or Google store
Type in the ZIP Code of the property and it will tell you if it is available
I have it and I know many friends throughout the countries that have it and there are a couple of friends who can’t get it. It’s really seems to be in just about every state. It’s just a matter of where in every state.
Once you have the app, you type in your account number and it will show you the daily use of your water down to the minute and the gallons. I’ll show you when there’s a leak. And if the water is being left on 24 seven the system would see that as a leak.
I think it’s a fabulous app and being remotely detached from the company. It could be a valuable resource for you. I hope it works for your area and it’s completely free.
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u/jmcreynolds2001 1d ago
A good reason to never take renters using vouchers. I hate it when one person ruins the whole barrel. I would also change your lease for them to pay for their own water bill. This would eliminate that whole problem.
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u/DesertPansy 3d ago
Sounds like you’ve got a Section 8 psychopath on your hands. Cut water. Post 24 hour notice if necessary in your state. Move him out due to I inhabitability. I month paid hotel. No renewal. Sell.
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u/All-th3-way 3d ago
For next time, my lease says tenant is billed for water use, by me, and is responsible for all invoices. Any unpaid water bill is considered default.
In my state, you can give 30 notice for any reason if stated in the lease.
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u/NineTwoFive365 3d ago
This is an exigency or extreme situation that invites action from the landlord. You have correctly turned off the water. Their move now..
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u/Ieatclowns 3d ago
This is crazy. In Australia the tenant pays for their water usage! Why is the landlord paying for that?
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u/Finally_doing_this 3d ago
You need to check your state landlord tenant laws.
This is a risky game and I think he knows exactly what he’s doing.
I would try to serve a 24 hour emergency entry notice on the grounds you believe there’s a water leak. you need to check your state laws on what’s deemed proper notice
For example- if he didn’t answer- attach it to the door and take a picture. After proper service, you’re not going to be able enter because you said he changed the lock or something so you’re going to have to pay a lock smith to open the door— another notice is needed for that too. You can’t do what you want without the proper notice as stated by your states landlord tenant laws.
I suspect he’s trying to set you up for a habitability case— lack of water. Lack of proper notification. You turned the water off as a retaliation. And if in fact there’s a leak, he’s going to claim he’s sick because the house has mold from the leak! Keep in mind (well at least in my state) if someone is on assistance they have access to legal aid. Meaning they can fight to stay in your house at no cost to them.
You need legal advice from someone who knows your states landlord tenant laws— this could otherwise end very badly for you.
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u/LiveTheDream2026 3d ago
You need to take ownership of the situation and enter the property to figure out what is going on. Give notie to enter and then take a knowledgable plumber with you. A running toilet will be more expensive than you think or something worse might be happening.
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u/No_Barracuda_3758 3d ago
U should be able to enter if u believe there is a leak? Can the neighbor check if it's been turned back on or not?
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u/No_Barracuda_3758 3d ago
I doubt they will stay to long past the end of their lease because they only have like 4 months to find a new place with a voucher or they risk losing it.
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u/Over-Concept-1601 3d ago
Is the tenant just turning on all faucets to run all day, because that would be really weird! Are you sure there isn’t s water leak somewhere?
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u/Remarkable_Ask_9815 3d ago
I'm confused. A potential water leak is classified as an emergency and you can go in to see what's happening without 24hr notice, at least in my state. Changing or preventing access by way of locks is violation and immediate eviction action.
Having mail go to another address? What is really going on here? How long has this person been renting from you? Do you do a yearly inspection? So many red flags. Maybe because you are 3 hrs away?
In my state you can't shut the water off on the tenant. I had the same thing happen and the tenants flooded the tub on the second floor and it ran all the way to the basement! Being on top of water issues is huge. I suggest getting in there ASAP. As you've already done not renewing the lease is a start, but you did say you wanted to sell. Now you have an excuse to go in (24hr notice) to fix anything to sell property. Another thing the tenant has to abide by, yes? I'm not sure on this one, my properties were vacant when I sold them.
Good luck to you!
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u/Retired_AFOL 3d ago
Your property is probably being used as an Airbnb. A key giveaway is the door lock. Get an attorney!!
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u/Short-Ad-7738 3d ago
Big question here… does your city charge for sewer too? I lived in a Md town that was 1:1
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u/Dependent-Assoc423 3d ago
I’d check with a lawyer first but one idea may be that this “water emergency” means the water must be shut off and they need to vacate due to no water. Not sure what your lease or state obligate you to but you could prorate rent back for the one month or pay one month long term hotel stay. This gets them out of your property all of their own doing if it works.