Confusion/Misinformation around broken pipes and damage
I'm just a dude in Houston that's going through a lot of the same everyone else is. The ETA for running water in my house is early March.
Figured I'd throw my armchair quarterback knowledge into a post. I'm just trying to help, and a lot of it might be common sense to most, but I figured this might be a good starting point for some. I broke it down into things everyone might be interested in, things renters might need, and things homeowners might need.
——-Everyone——-
1) If you think you have a leak, or if you notice low pressure or strange water sounds
TURN YOUR WATER OFF. Turn it off, leave it off, you need a plumber.
Not trying your damn hardest to get the water turned off can end up biting you in the ass. Never let damage go on longer than possible. Doing such risks not only claims being denied but potential insurance fraud.
2) If you have running water to your House/Apartment/Condo/Van down by the river – check on your neighbors.
If you're like me and have more holy pipes than a Vatican organ on Easter Sunday, the help I got from my neighbors was unbelievable. I'm not sure what I'd have done without the kind folks around me.
3) FEMA is offering assistance. If you have insurance (either renters OR homeowners), make sure you submit your insurance claim BEFORE making the FEMA claim. If you don't have insurance, or have already submitted your claim, make sure you file a FEMA claim ASAP as the federal funding dollars can dry up at anytime. It's a first come first serve basis (based on need). This is even more potential money down the road to help
Disaster information – https://www.fema.gov/disaster/4586
Info on what you need to submit a claim – https://www.fema.gov/assistance/individual/program#apply
Direct Link to submit claim – https://www.disasterassistance.gov/
Yes, even renters can qualify for FEMA aid
4) Trashcans make for great temporary water storage.
If your trash can has a hole in it, or is simply too dirty to store water in alone, you can line it with a trash bag for a dirt barrier. I know my lowes/home depot were sold out last week but inventory is starting to trickle in. I wouldn't drink this water, but it's great to flush toilets/wash hands, etc.
5) Keep ALL reciepts
That bottle of water you managed to find at the gas station at 2am? Yup, keep that reciept. Submit EVERYTHING to insurance/FEMA. My agent even advised me to track my mileage I drove trying to find propane for the generator. Anything and everything could help get you more money
6) Pictures, take ALL the pictures.
Take a selfie in front of the giant swimming pool in your living room. Put the dog on the kitchen counter to pose for a pic in front of the water coming out of light fixtures. Do what ever you need but TAKE PICTURES!!!!. Take pictures of the damage, take pictures of any repairs in progress, take em all. it'll make insurance and FEMA claims that much faster and get you the cash you need ASAP.
——-Renters——-
1) The MOST IMPORTANT thing is that any communication with your landlord is in writing.
This could be as simple as a text message. Generally the best method of contact is Certified Mail.
Phone calls are NEVER an acceptable communication method even if you record your calls
1a) "Cool! What's certified mail?"
Basically, it's a signature confirmation on both ends of the mail chain. You sign that you sent it, and the receiver signs when they got it, USPS provides tracking the entire way – https://www.stamps.com/whitepapers/how-to-send-certified-mail.pdf
1b) "Ugh, you want me to goto the post office?"
stamps.com will let you upload a PDF and send that via certified mail. Other services exist for this too, just google "Send PDF via Certified Mail". I've only used stamps.com
I promise I'm not a stamps.com shill, no affiliate codes here. I just find them to be reliable
1c) "What words do I use to get my crap fixed?"
The letter you want to send is called a "Notice of Duty to Repair". The basics of this letter are
-
Name, Address, Date
-
Brief recap of what happened (when it happened, when you noticed it, etc)
https://www.texasattorneygeneral.gov/consumer-protection/home-real-estate-and-travel/renters-rights
1d) Texas law states that a landlord must make a diligent effort to repair a problem if it "materially affects the physical health or safety of an ordinary tenant."
The tenant must also not be delinquent in rent payments and damage must not be considered normal wear and tear. (caveats exist here, you might need legal representation )
https://statutes.capitol.texas.gov/Docs/PR/htm/PR.92.htm#92.052
2) Generally speaking, renters should avoid doing their own out of pocket repairs.
There is a legal process to withhold rent for required repairs you made out of pocket, however you can't just bring in a plumber then next month tell your land lord "I fixed your pipes, so I'm not paying rent"
https://statutes.capitol.texas.gov/Docs/PR/htm/PR.92.htm#92.0563
——-Homeowners——-
lol, we're fucked ain't we? I'm gonna repeat it again for those in the back
IF YOU THINK YOUR PIPES ARE BUSTED, DO NOT TRY AND TEST THEM. THEY PROBABLY ARE AND YOU'RE ONLY CAUSING MORE DAMAGE. Call a plumber
The only real difference between this and the renter information is that you are actually in charge of your own repairs. There are a few things to keep in mind
1) Try and only hire licensed and bonded tradesmen/women
If the guy from down the street who did some plumbing in highschool comes over to patch your pipes and manages to fall through the ceiling, you could be liable for injuries. Stick with the pros, even if it's gonna cost a little more.
1b) For the adventurous DIY fixer
I'm jelous of your running water. Make sure you get your fixes looked at once plumbers return to normal. It would suck if your repair failed in a year while you're at work and your kitchen floods.
2) The Governor has opened up professional licensing (plumbing, electrical, hvac) to out of state license holders.
This is a good thing as it brings more labor into the state and lord knows we need it. This also brings in some of the worst humanity has to offer. The best advise I can give is that if someone knocks on your door and says "I hear you have broken pipes, I can get that fixed today" – RUN.
3) Your neighbors are your best friends
Have you never met your next door neighbor? Don't want to? Trust me, I like my neighbors like I like my paychecks "gone before I see them, and never asking me for a cup of sugar" This is one of the rare times where they might actually be your best saving grace. They might have a plumber they know or have had work done by someone they know shows up and at least completes a job. They might have water, milk or anything essential. If nothing else, shoot them a wave and a howdy
4) Pictures, Pictures, Pictures
I know I had this for everyone, but for homeowners it's even more critical. With the pandemic AND the massive influx of insurance claims, a lot of companies are on a "picture and damage" payout process. The more pictures you have and the more documentation you can provide will give that virtual adjuster more info to get you more money.
5) Parts are starting to arrive in Texas
Copper and CPVC fittings/pipe/accessories are starting to slowly filter back into the state. If you are one of the lucky ones who manages to find parts locally, please be nice. Buy only what you know you need. Don't be the guy who buys 300 3/4in copper caps only to return then in 2 weeks when he can't resell them for 10x retail pricing.
Same goes for any plumbers actually reading this. Come on guys, you have wholesalers that you buy from. Don't clear out a Home Depot because your wholesaler couldn't help.
Don't worry guys! Hurricane season is only 100 days away
disclaimer, I'm a dog on the internet who is using trash cans to store water so he can flush his toilet. Just like Mario, Nintendo took my plumbing license away in 2017. Contact a real professional if you need professional advise
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