Guide
Renters and water damage in Olympia
About half of Olympia's homes are rented. If water is coming into your unit, the walls and the plumbing usually belong to someone else, and the order of calls is different. This page covers Washington's rules in general terms; it is not legal advice.
Calling soon after you find the water usually leaves more choices. The call goes to an independent contractor.
Who does what
Under RCW 59.18.060, a Washington landlord must keep the premises fit to live in, keep the structure in reasonably good repair, keep plumbing, heating and supplied appliances in reasonably good working order, and keep the unit reasonably weathertight.
That means a leaking roof or a failed supply line in the wall is normally the landlord's to repair. Your belongings are yours, and that is what a renters policy is for.
What to do, in this order
Protect yourself
If water is near outlets or lights, stay away from that area. Turn off power to it if you can do so safely.
Photograph
Take photos and video of the water, the stain or leak, and your damaged belongings.
Write to the landlord
RCW 59.18.070 requires written notice that names the premises and describes the defect. Send it by the method your lease names and keep a copy.
Note the dates
The law sets deadlines that start when the landlord receives the notice.
Call your insurer
Contact the renters insurer as soon as it is safe. Keep damaged items until they have had a chance to inspect.
The repair deadlines
Once written notice arrives, the landlord must begin repairs within one day if the defect deprives you of hot or cold water, heat or electricity or is imminently hazardous. The period is three days for a refrigerator, range, oven or a major plumbing fixture the landlord supplied, and ten days for other defects.
The deadlines do not apply to circumstances beyond the landlord's control, though the landlord must still repair as soon as possible.
What a renters policy tends to do
The Insurance Commissioner says renters insurance offers coverage similar to homeowner insurance. It says insurers must acknowledge a claim, provide forms and respond within 10 business days, and suggests photographing damaged items, listing make, model, age and value, and keeping receipts.
Most home policies cover additional living expenses if you are displaced, according to the regulator; check whether yours does. Flood needs a separate policy, and NFIP offers a renters policy.
Can I call the contractor myself?
You can call the number on this page for a conversation about the water. But work on the building itself is normally arranged by the landlord, and a contractor will usually want the landlord's go-ahead for anything beyond emergency drying.
Water still spreading? Make the call.
You will be asked what is wet, where the water came from and whether it has stopped. Have the street address in front of you.