Well Pipes Need Replaced - Tenants Without Water

[Tim Porsche]

Hi All,

I have a situation and a few questions I'm hoping someone can shed some light on. A few days ago, the tenants at a SFH contacted me saying they have no running water and the pump just kept running until they switched off the break. I had a plumber come out to take a look, and he said most likely the valve at the bottom of the well needs replaced, and since the well pipes are galvanized steel pipes, they would need to be replaced after pulling them up.

I found a well drilling company willing to pull up the pipes (not as easy as you would think to find someone) and replace the valve, which is supposed to happen today. My two questions are...

1. What is a landlord's liability and responsibility in a situation like this where tenants don't have water? The neighbor allowed them to connect to his outlet for two days, but as of this morning they are without water until the well pipes are replaced. I'm going to give them free rent for every day they are without water, and offered to pay for any bottled or galloned water they want to purchase, while trying to get this fixed asap. Is there anything else I should be doing?

2. How often have you seen something like this happen before with a well? Does this happen from time to time that a valve goes bad and the pipes and valve need to be replaced, or is this fairly rare?

Any advice would be greatly appreciated. Thanks in advance.