Guide · 5 steps · ~4 min read

Landlord leak request template.

Observable evidence based on standard leak tests.

Tap a droplet to check off steps

Step 1
Run the tests first

Dye-test toilets; note any continuous flow sounds; photo damp areas if safe.
- Toilet dye test: EPA WaterSense says to put a few drops of food coloring in the toilet tank. If any color shows up in the bowl after 10 minutes, you have a leak. Flush right after the test so the tank does not stain.
- Meter check, if you can reach the meter: EPA suggests reading it before and after a two-hour period when no water is being used. If the meter changes at all, you probably have a leak.
- Visible check: look for water on the outside of faucet gaskets and pipe fittings, as EPA suggests for surface leaks.
Write down the date, time, and result of each test, and take a photo where you can.
Dye-test guide
Step 2
Send a clear maintenance note

Hi — I ran a no-use overnight water check and still saw signs of flow / I dye-tested the toilet and color entered the bowl without flushing. That suggests a toilet leak or related fixture issue. Could maintenance inspect the flapper/fill valve and confirm whether the leak is inside the unit or elsewhere?

Send it in writing and keep a copy. Include your address and unit, what you saw, the dates and results of your tests, and when you are available for access. Some laws spell out what a written notice should contain. Washington's RCW 59.18.070, for example, says the tenant's notice should specify the premises, the owner's name if known, and the nature of the defective condition.
Step 3
Check your lease and local law

This is general information, not legal advice. Repair duties, response times, and who pays for water depend on your lease and on state and local law. Two examples, checked on official pages on October 3, 2026:
- Washington State: RCW 59.18.060 requires landlords to keep plumbing they supply in reasonably good working order. Under RCW 59.18.070, once the landlord receives the tenant's written notice, repairs must start as soon as possible and within 24 hours if the problem cuts off hot or cold water or is imminently hazardous to life, 72 hours if it takes away a major plumbing fixture the landlord supplied, and 10 days in other cases, except where circumstances are beyond the landlord's control.
- New York City: HPD says owners must provide and maintain hot and cold water. If a landlord does not respond to a repair request, HPD suggests a letter asking for repairs by a certain date, sent to the owner and management company by certified mail, with a copy kept for your records. Tenants can then file a complaint or bring an HP action in Housing Court. HPD says free legal advice for renters is available by calling 311 and asking for the Tenant Helpline.
Other places set different rules and timelines. Check your lease and your state and city tenant rules, or ask a local tenant resource, before relying on a deadline.
Step 4
Who can ask the utility for a leak adjustment?

Check whose name is on the water account. Some utilities only grant leak adjustments to the property owner or the person billed, so the request may have to come from your landlord. Your test results and dated notes can support it. Examples, as checked October 3, 2026:
- Seattle Public Utilities: rule CS-325 defines eligible customers as property owners and says tenants and renters are not eligible for leak adjustments.
- Denver Water: its leak adjustment page says you must receive a water bill from Denver Water to qualify.
- New York City DEP: its leak page says property owners own and are responsible for the water service line that connects a home to the City's main.
For the evidence a utility review usually needs, see the leak adjustment and dispute prep guide.
Step 5
Keep a dated log

Dates, test results, and responses help if the next bill still spikes.
- Each test you ran, with date, time, result, and photos.
- Copies of every message you sent and every reply, including the date of any repair visit.
- The bills or water charges for the months before and after the problem started.
NYC HPD advises keeping a record of every attempt to get repairs made, because it can be useful in court.

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Educational estimates, not professional advice. Sources linked below.

Related diagnosis guides

Keep one primary page per question. These siblings cover the rest of the high-intent set.

Why is my water bill so high?

National diagnosis: usage vs rates vs sewer vs silent leaks.

Silent toilet leak cost

Dye-test, size the waste, fix the flapper before upgrading.

Leaky faucet drip cost

Drip Meter: drips/min → gallons → $/month bill proof.

Sprinkler / irrigation timer spike

Stuck schedules and broken heads before indoor gadgets.

Sudden high water bill

Bill jumped out of nowhere? Four causes, checked in order.

Compare bills month over month

Units per day — not dollars — when the total lies.

Estimated meter read true-up

Catch-up dump after a low estimated read.

Pool fill sewer credit

Gallons you keep vs sewer you may credit.

How water meter reads work

Set dials, match the bill, catch misreads.

Why water pressure fluctuates

24h timeline: municipal demand vs internal pipe/pump.

Toilet dye test

Drop-timer: Slow seep vs Fast waste gal/day.

How runoff retention changes your stormwater bill

Stormwater/impervious fee — Drainage Delay over 48h.

Did a hose timer leave outdoor water on your bill?

Quiet house, jumping bill — check the outdoor timer.

Pressure reducer (PRV) check

Municipal vs recommended PSI — age the valve, size waste.

Why is my water pressure low?

Whole house vs one fixture — name the cause before you call.

Why is my water billing estimated?

Safe Zone vs Shock Zone — prior actual vs this estimate.

FAQ

How do I check a toilet for a leak before I contact my landlord?

EPA WaterSense suggests putting a few drops of food coloring in the toilet tank. If any color shows up in the bowl after 10 minutes, you have a leak. Flush right after the test to avoid staining the tank, and note the date and result for your maintenance request.

How quickly does a landlord have to fix a leak?

It depends on your lease and local law. In Washington State, for example, RCW 59.18.070 says repairs must start after the landlord receives written notice: within 24 hours if the problem cuts off hot or cold water or is imminently hazardous, 72 hours if it takes away a major plumbing fixture the landlord supplied, and 10 days in other cases. Other places set different rules, so check yours.

Can I apply for the utility's leak adjustment myself as a renter?

In some cities, no. Seattle Public Utilities' rule CS-325 says tenants and renters are not eligible, and Denver Water says you must receive a Denver Water bill to qualify. If the account is in your landlord's name, share your evidence and ask them to apply.

What if my landlord does not respond?

Keep a written record and check your local rules. In New York City, HPD suggests a letter asking for repairs by a certain date, sent by certified mail with a copy kept, and then a complaint or an HP action in Housing Court if repairs still are not made. HPD says free legal advice is available by calling 311 and asking for the Tenant Helpline.

Sources