Published October 18, 2026 · Doorcount
Urgent now, or can it wait?
| What the tenant sees | Treat it as |
|---|---|
| Gas smell near a gas water heater | Emergency. Leave, then call 911 or the gas utility from outside. |
| Water spreading across the floor, through a ceiling, or near outlets or the electrical panel | Urgent. Same day, with a licensed plumber. |
| The relief valve keeps discharging hot water or steam | Urgent. Same day. |
| No hot water, no visible leak | Prompt repair, usually within a day or two, depending on your local rules. |
| A slow drip at a fitting, caught in a drain pan, not spreading | Schedule a repair. Ask the tenant to watch it and report any change. |
What to tell the tenant right away
- Stay safe. Keep away from standing water near outlets, cords or the electrical panel.
- If it can be reached safely, close the cold-water supply valve to the water heater to stop the flow.
- Do not try to drain, relight or repair the heater.
- Move belongings away from the water and take photos of the heater, the floor and any ceiling or wall damage.
- Report it with the photos so you can send the right person.
What to do as the owner
- Send a licensed plumber. For a gas unit, add the gas utility or a licensed gas technician if there is any gas concern.
- Check the unit below and nearby walls for water damage, and dry the area fast to limit mold.
- Ask about the heater's age and condition. A tank that has started leaking from the tank itself usually needs replacing, not patching.
- Write down what happened, when, and what you did. Notify your insurance carrier if there is damage.
- Budget a reserve for replacement so the next one is not a surprise.
Doorcount Repair Desk gives tenants one link for repair requests. Every form starts with the emergency notice, then it sorts urgent problems from what can wait and drafts your replies. Free plan for one small rental.
Try the tenant form →How Repair Desk worksQuick answers
Is a leaking water heater an emergency?
It is urgent if water is spreading, pooling near electrical outlets or panels, coming through a ceiling, or the relief valve keeps discharging hot water. If there is a gas smell, leave and call 911 or the gas utility first. A slow drip caught in a drain pan with no spreading water can usually be scheduled.
What should a tenant do first when a water heater leaks?
Stay safe, keep away from water near electrical equipment, and close the cold-water supply valve to the heater if it can be reached safely. Then report it to the landlord with photos.
Who should repair a leaking water heater?
A licensed plumber. Gas water heaters may also need the gas utility or a licensed gas technician.