Water proofing rental property?

Question

I just got a signed lease yesterday on my first rental property after a few years of reading and trying to get the First One!   :)

With that said I have a question about “water proofing” the house. I’ve seen “tenant proofing” threads but not one specifically about water. Please send me to it if there is one though.

The question: What are the best ways to water proof the house especially against major damage from water heater, fridge, dish washer, washing machine, plumbing leaks?

From some research it seems like water sensors near water appliances, quarterly inspections, water proofing under sinks are some ways. Any other comments or thoughts? Considering the potential expense of water damage it seems to make sense to make a rental property a “tank” against water damage as much as possible.

Thanks!

Account Closed · Answer

Hello Josh!  I was in the construction business about 30 years residential and commercial and I don't remember that was broght up by workers or the general public.  Things can change but people around Dallas,Texas never mentioned it.  Can you do that and still let the house breath which it needs to do.  Make the tenant responsible for those things mentioned and use good quality material to minimize those type of problems along with an experienced labor on the installation.

You could please them by limiting their maintenance cost to not exceed $500.  Make tenants liable for the water sensors if you can.  They are probably out there and could help save everybody any expenses for excessive water leaks and put those places on your regular inspections.  Either monthly or quarterly done by you or your designated inspector.  Most tenants will agree for those terms and they might need to know it's for their and your safety and piece of mind.  Being in a house and the inability for other tenants there to warn you makes those inspections more important. If a house does not breath it may form mouldings or other water-related problems but it should provide some guard to help that situation like weather stripping and chimney caps.  Taking care of a house is not easy.  Making those regular inspections would probably calm you down.

Good luck to you!

Lauren Kormylo · Answer

We bought our rental house in a short sale. The previous owner’s washing machine hose broke while he was out of town. Water flooded the laundry room and kitchen, and then streamed through the garage and down the driveway. The bottom foot of drywall had been removed to allow the walls to dry out. That’s how we bought it.  We don’t supply a washer or dryer. So when we have a new renter move in, we buy a new hose for their washer, so the renter is not using his old hose. And my husband installs the hose himself properly with Teflon tape or paste.

He also drains the water heater every 4 years or so to remove sediment which shortens its life. We also check all turnoff valves every year during inspections by making sure they turn the water off completely, and the valves aren’t corroded.  When we were shopping for our rental, we avoided 2 story houses, because an upstairs bathroom will inevitably have a water leak and mess up the ceiling and floor below.

Bill O'Donnell · Answer

@Josh Lyons

There are sensors that can turn the water off at the source.

Avoid wood or laminate flooring.  Try vinyl plank, linoleum, tile...

Under sinks use scrap linoleum or flashing to direct water onto the floor in the event of a leak. Less likely to go unnoticed.

Pex beats copper.

Pvc beats cast

Keep water away from exterior walls as much as possible.

Use frost free spigots for hose hookup.

Add to lease that temperature is never to go below 50 degrees.

Use snow and ice shield under roof.

Maintain gutters and leaders, aiming discharge away from the house

Landscape to keep water running away or around the house.

Put in floor drain wherever there is a water source if possible.

Wherever possible, have tenants pay for water, leaks get reported so much faster.

Best of luck.

Water damage is common and expensive.  And can lead to mold...

You are right to be concerned, but soldier on..

Ying B. · Answer

My tenants washing machines cold and hot water valves were left on when they moved out.  When the water was turned back on by the water authority, it flooded the house within just a few minutes from gushing water and we are left with an expensive insurance claim.

So all the floors in the property will be replaced and some ceiling will be replaced.

To help minimize water accidents in the future, I am interested measures in place now.

1. Put in floor drains in the 2 upstairs bath.

2. Upstairs bath floors use Schluter Waterproof Membrane before tiling or flooring.  I heard the product is excellent in water proofing.

3. Laundry room, install a 32X32X2.5 stainless steel drain pan for washer and connect it to an existing pipe at the foot of the wall (this connection to the drain system in the wall came with the house but was not utilized before).

4. Install automatic shut off valves

Can you advise if all of the measures above are necessary? Main question is if I do #4, is #1 redundant or still beneficial/necessary? I got 2 plumber estimates on #1 (floor drain on bath floor).  One is $800 per bath; the other said minimum $5000 each bath. I also asked a master plumber who now sells automatic shut off valves who said option 1 is very expensive and don't work when you need it to work such as dirt gets in or crack.  I also understand sloping the bath floor properly is key and that work is done as prep work of the person who tile the floor.  I guess I need to find labor who is skilled and experienced in creating the right sloop so when you do have a water overflow, water can drain through the drain system instead of finding cracks or edge of bath floor to damage the ceiling below and get trapped in between floors.

Since I have the opportunity to remove a big portion of the ceiling drywalls directly below the 2 baths to fix the water damage anyway, it should help the plumber to access the pipe when the ceiling is open.

Please provide feedback on my questions and anything I maybe missing.  I am willing to make the investment to minimize future water damage issues whether coming from laundry room or overflow bath or internal pipe leak.  Thank you.