Rental property water damage and mold restoration in Tempe, AZ

What makes Tempe different

Tempe is the smallest of the big East Valley cities by area, and one of the densest. It is home to Arizona State University, with tens of thousands of students living in apartments, houses and complexes near campus, plus older neighborhoods around Mill Avenue, the Lakes and south Tempe, and a large business community along the 202 and in the Rio Salado area.

That makes the housing mix unusual. A large share is rental, and a large share of the rental stock is multi-unit. Owners may live in another state or country. Residents may change every year. Maintenance is sometimes handled by a management company, a landlord's handyman or no one in particular.

The ground

Tempe sits near the Salt River bed, on alluvial deposits that include sands, gravels and silts, with clay in some areas and caliche in others. Parts of the city near the river have softer, siltier soil. Groundwater is higher in some areas than the rest of the Valley. Clay pockets can swell with moisture. Because the city is built out and old, many slabs and foundations are decades old and have seen movement.

Rental realities

A leak in a rental property involves several parties.

• The tenant, who may or may not notice or report a leak promptly.
• The landlord or owner, who may be remote.
• A property manager, who coordinates maintenance.
• Insurers, including the owner's landlord policy and possibly a renter's policy.
• Neighbors, when water moves to adjoining units.

We work with all of them. We coordinate access with tenants, report to owners and managers, and keep records that are clear enough for an adjuster. We do not decide who is at fault. We document what we find.

Typical Tempe calls

• Overflowing tubs, sinks and toilets in apartments, which send water into units below.
• Washing machine hoses and dishwasher leaks.
• Water heater failures in closets and balconies.
• AC condensate pan and line leaks, which are common in older apartments.
• Supply line failures in aging buildings.
• Sewer backups from older lateral lines.
• Leaks from roof and balcony drains in multi-story buildings.
• Mold after unreported leaks, often in bathrooms, closets and behind furniture.

Mold in rentals

Mold is a frequent issue in rental properties, for a few reasons. Tenants may not report a small leak or a musty smell. Units may be closed up and air-conditioned continuously, so a slow leak never dries. Bathroom fans may not be used. Older units have older materials. By the time mold is visible, it may be extensive.

We inspect before deciding what to do. See mold inspection and assessment. If mold is present, we contain the unit, remove affected materials and clean. See mold remediation and containment. Landlords should document the findings, notify tenants as required by law and keep records.

Multi-unit work

Apartment and condo water damage often crosses units. We map each affected unit separately. We record readings, photographs and the work in each. We send results to the property manager. Where tenants are displaced, we plan the schedule to get units back in service as quickly as the drying allows. See commercial water damage restoration for how we approach multi-unit properties.

Fast turnaround, done properly

Landlords and managers want units back on the market. That is understandable, and speed is possible, but not at the expense of drying. A unit that is closed up before it is dry becomes a mold claim a few weeks later. Our approach is to use enough equipment to dry efficiently, check readings daily and tell you when the unit is dry, with the data. That makes it easier to schedule repairs and a new tenant.

Student housing and short-term rentals

Student rentals and short-term rentals have high turnover and sometimes heavy use. Leaks can start during a vacancy between tenants or happen on a weekend while a unit is empty. We coordinate with managers and cleaners. For short-term rentals, we work around bookings where we can.

Older neighborhoods

South and central Tempe have older houses from the 1950s through the 1970s, some with original plumbing and slabs. These behave much like older homes elsewhere in the Valley: copper and galvanized pipes at the end of their life, water heaters in garages and closets, and slab leaks. See slab leak cleanup.

What landlords and managers should do

• Keep a list of shutoff locations for each unit and building.
• Give tenants a clear process to report leaks and a contact number.
• Inspect water heaters, hoses and AC drain lines at turnover.
• Replace rubber appliance hoses with braided ones.
• Keep records of maintenance.
• After a leak, document the unit before anything is removed.

What tenants should do

• Tell the landlord or manager in writing as soon as you notice a leak or a musty smell.
• Photograph the damage.
• Turn off water at the fixture if you can.
• Move belongings off wet floors.
• Check your renter's insurance policy.

Insurance

A landlord's policy typically covers the building, and a renter's policy covers the tenant's belongings. Which applies depends on the cause and the policy. We cannot decide. We provide the facts.

Neighborhoods and what each tends to need

The blocks around ASU and Mill Avenue are mostly apartments, student complexes and older rental houses, where turnover is high and a leak may start during a vacancy. The Lakes area, in south Tempe, has condos and houses from the 1970s and 1980s around man-made lakes, many of them owner-occupied and many rented. The Rio Salado and Papago Park corridors have newer commercial and mixed-use buildings and a lot of offices. North and east Tempe, along Priest and Rural, have family neighborhoods and a mix of older ranches and newer homes. Each of these has a different mix of owners, tenants and managers, which affects who we talk to and how.

What a leak in an apartment building looks like

In a multi-story apartment building, water travels. A failed supply line in an upper unit can run down through the floor, into the ceiling below, along electrical lines and into a third unit. A drain backup in a stack can affect several floors. A roof or balcony drain failure can send water down exterior walls. Because so many people and so much property are involved, the first few hours matter. We look for the source, check the units around and below, and set priorities with the manager: which unit has the most water, which has electrical risk, which has the most valuable contents.

We record each unit separately, with its own readings, photographs and scope. That helps when owners, tenants and insurers need to sort out their own claims.

Turning over a unit properly

Between tenants, a property is cleaned, painted and re-rented, and a hidden leak can slip through. At turnover, a quick check of the water heater, the shutoffs, the supply lines under the sinks and the AC drain pan costs little. A moisture meter on the walls around bathrooms and kitchens takes minutes. If a unit has had a leak or a smell, a moisture inspection before painting avoids covering a problem. We can do that as a standalone visit. See moisture mapping.

Short-term rentals

Tempe has many short-term rentals, with guests who come and go. Leaks during a stay can be reported late or not at all, and cleaners and managers may not check under sinks. If you manage a short-term rental, consider leak sensors with alerts, a checklist for turnover and a clear plan for who to call.

Questions from Tempe landlords and tenants

The unit above mine leaked. What now?

Report it to the manager, photograph the damage and call us if you need drying.

Can you work with out-of-state owners?

Yes. We send reports and photographs and wait for authorization.

How fast can a unit be turned over?

When readings show it is dry. That is usually several days, depending on the damage.

Do you handle mold in rentals?

Yes. We inspect first, then remediate if needed.