Suspiciously High Water Bill - MJ in CO?

Question

Howdy. I've got a young guy renting a house of mine in the city of Denver/Unincorporated Adams County. He pays the water bill, but I have it set up through Denver Water to receive copy of the bill, just so I can keep an eye on the bills. Last month, all of a sudden the bill which is generally in the $10 to $30 range, jumped up to $60 (which he paid). I was curious about the increase though. Now the latest bill arrives and the current charges are $240. WHAT!?!? For water. For a month. Now, either there's a crazy leak that I'm/he's unaware of or all that water is being used for something very specific--like a crap-ton of plants.

If he's got some big marijuana operation going, my big concern is fire (well, and apparently water) damage concerns. Not to mention, the lease specifically prohibits growing of marijuana on the premises. I have not entered the property since he's moved in a few months ago, so I have don't know for sure what's going on.

So, what would your approach be?

If he's got some big marijuana operation going, my big concern is fire (well, and apparently water) damage concerns. Not to mention, the lease specifically prohibits growing of marijuana on the premises. I have not entered the property since he's moved in a few months ago, so I have don't know for sure what's going on.

So, what would your approach be?

Matthew Schroeder · Answer

It is possible that there is a leak, or, that the toilet is continually running, or something similar.  We received a shocking $1,000+ water bill in Denver one month - it was because of there was a leak & a constantly running toilet, which the tenant ignored.

Brian Kraft · Answer

The latest bill came in under $30. All is well. Thanks!

Bill S. · Answer

@Brian Kraft most likely a water leak. Do an immediate inspection. Check the toilets and look for green spots along the service line from the meter to the house. Check the hot water heater as well. Small leak there can use a lot of water.

I seriously doubt MJ. For a bill that size you would need to use probably around 100,000 gallons. That's more than most large yards use in a month with the hot July or Aug weather.

Matt M. · Answer

Why not go and inspect the home according to what is allowed in your lease?

I had a leak in a rental unit. I got notice from Section 8 something needed to be addressed in the home. When I went there I asked why there was a towel around the toilet. The tenant responded, "when I flush, a little water comes out at the bottom."

I then proceeded to go under the home and look up, and sure enough, the floor was rotting...

Might be worth a check is all I'm saying;)

Steve Vaughan · Answer

I'd give a notice to enter and do a walk-through.  My first thought was toilet as well, but plants could do it, too.  A big issue with plant growing is also mold.  Please keep us posted @Brian Kraft!

Brian Kraft · Answer

Thanks. If it is a leak, did you have to just suck it up and pay the full amount? Or did they make some kind of an accommodation?

I'll also note-- I don't currently have access to the Xcel electric bill. They seem to be a little more protective of the account holder's privacy. Although, I think I'll call them tomorrow to see if I can view those bills. That would be telling.

Barbara G. · Answer

It almost always is the toilet running.  It sometimes is completley unnoticable

Have a water company representative meet you at the house, he will identify it immediatly.

Michael Boyer · Answer

Matthew nailed this one in my experience... I have seen this enough that now I can tell if the increase is a running toilet or crawlspace leak....... even the scale of increase clues me in... you could even get smaller incremental boosts if people have unauthorized residents...

But big jumps are all out non-stop flowing water. It will actually help you monitor your property as some tenants (I am not sure how) do not know what a running toilet sounds like. Also, I like the Fluid Master toilet overhaul kit.... unless it is just the flapper (which is super easy)....

I just wish sometimes it did not take a month to catch it......

Brian Kraft · Answer

The third party notification with Xcel only informs all authorized people on the account that a shut off is impending. I think there's an additional level of authorization that can be granted, but again that requires the main account holder to make that authorization, but it would allow for you to have control over the account.

My lease does have a specific clause about not growing pot.

Anyway, I contacted the tenant's mom (who is also on the lease) and explained that I received the water statements and noticed a big increase and feared there may be a leak, but asked for any info I may need to know about before getting a plumber there to investigate an unseen leak. She responded and said they had also been wondering and had asked their son. He said there was some kind of leak with the toilet and something about a hose being left on while he was at work one day. His dad, who is a contractor, came and fixed the toilet (before I even contacted them). The tenant assured his folks that the bill should be back down for the next bill. So, I will wait and see. Hopefully it's just that.

S Harper · Answer

Xcel is pretty tough to get information from.  They require that you have your tenant sign a Third-Party Notification form in order to tell you anything.

I like that the water company is much more forthcoming with info, but I was told that it is because the property owner is stuck with any unpaid balance.  Xcel keeps the unpaid balance assigned to the person whose name is on the bill, even after they leave the property.

Just curious - does the lease have any clause about growing pot in the house?

Good luck!

Suspiciously High Water Bill - MJ in CO?

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