Insurance Stalling on Plumbing Repairs – Tenants Without a Shower for a Month.
Member since 2020 · 29 posts · 4 votes
Insurance Stalling on Plumbing Repairs – Tenants Without a Shower for a Month.
3 Replies
- Property Manager · OK · Member since 2024 · 98 posts · 74 votes1y
I’m really sorry that you’re going through this stressful situation, it sounds incredibly frustrating.
Here are some compassionate, step-by-step approaches which will help you resolve this while staying compliant with tenant and insurance laws:
1. Prioritize Communication with Your Tenants
Why: They’re directly affected, and maintaining trust is essential to prevent disputes.
How:
- Sincerely apologize and keep them informed about the steps you’re taking (even if progress is slow).
- Consider offering additional compensation (like another rent reduction, covering temporary shower solutions, or a gym membership for shower access).
- Document everything in writing to show your good-faith efforts, this can protect you legally if tensions rise.
2. Push the Insurance Company
Why: Insurers often delay claims, but consistent pressure can prompt action.
How:
- Call daily and request to speak with a supervisor or claims manager. Use terms like “urgent habitability issue” and “potential legal exposure.”
- Send a formal demand letter via certified mail, informing them of a deadline (like 48–72 hours) to respond.
- If they continue to stall, file a complaint with your state’s Department of Insurance. Regulators can look into delays and bad faith practices.
3. Consider Temporary Repairs (If Possible)
Why: A prolonged lack of a shower may violate “warranty of habitability” laws in your state, which could lead to tenant lawsuits or lease breaks.
How:
- Ask your plumber if a temporary fix (like sealing pipes or installing a portable shower) is possible while waiting on insurance.
- Keep thorough documentation and save receipts. If insurance denies coverage later, consult a lawyer about recovering costs.
4. Understand Your Legal Obligations
Why: Tenants may have the right to withhold rent, repair-and-deduct, or terminate their lease if repairs aren’t made promptly.
How:
- Review local laws for habitability timelines (for example, in California, landlords have 30 days for major repairs).
- If repairs exceed legal deadlines, consider offering a lease termination option to avoid claims of “constructive eviction.”
5. Consult a Professional
Why: Insurance disputes and tenant issues can escalate quickly without expert help.
How:
- Engage a public adjuster to represent your claim with the insurance company.
- Consult a landlord-tenant attorney to ensure you’re fulfilling your legal responsibilities and to discuss the possibility of suing the insurer for bad faith.
6. Prepare for the Worst-Case Scenario
If the insurance process continues to be delayed:
- Take the initiative to make permanent repairs yourself to prevent further disputes with tenants.
- Utilize the demand letter and your complaint history to pursue reimbursement from the insurer later on.
This situation is challenging, but finding a balance between understanding your tenants' needs and taking decisive action with the insurer will help you manage it. Keep thorough records of all interactions, as they will be essential if legal complications arise. Stay strong, and don’t hesitate to reach out to professionals for support.
- 1yOwen RosenBusiness MemberProfessional · Clinton Township, MI · Member since 2015 · 686 posts · 259 votes
Quote from @Som Jafari:
I’m dealing with a plumbing issue in the tenant half of my duplex. About a month ago, the plumber said the repair would need to go through insurance. They demoed the shower floor and surrounding walls, but since then, insurance has been stalling. First, they delayed over justifying the number of fans used and why the drywall had to be removed. Now, for the past week, they’ve completely stopped responding—no replies to my calls, emails, or texts.
My tenants have been without a shower for a month, and the place is a mess. I gave them $500 off rent this month, but that doesn’t fix the situation. Any advice on what to do?
Missing a lot of facts here but sounds like based on where you're at you don't have many options:
1. Pay to have the repairs done, document everything and continue to work with insurance for reimbursement.
2. Wait for insurance to pay and work with your tenant however you choose to or local law dictates. I wouldn't pay rent without a place to bathe but that's just me.
Unfortunately, "the plumber" doesn't get to dictate what are covered insurance losses or not.
Royal Oath Insurance Group4.9203 Reviews - Specialist · Member since 2025 · 7 posts · 0 votes1yDealing with insurance delays can be incredibly frustrating, especially when it’s affecting your tenants’ living conditions. While pushing the insurer with documented follow-ups and formal complaints is important, you might also consider bringing in a licensed public adjuster or an attorney who specializes in bad faith claims.
Quote from @Som Jafari:
I’m dealing with a plumbing issue in the tenant half of my duplex. About a month ago, the plumber said the repair would need to go through insurance. They demoed the shower floor and surrounding walls, but since then, insurance has been stalling. First, they delayed over justifying the number of fans used and why the drywall had to be removed. Now, for the past week, they’ve completely stopped responding—no replies to my calls, emails, or texts.
My tenants have been without a shower for a month, and the place is a mess. I gave them $500 off rent this month, but that doesn’t fix the situation. Any advice on what to do?
Our team includes experienced public adjusters and legal professionals who focus on maximizing claim payouts and holding insurers accountable. We offer free consultations to help you understand your options—whether it’s expediting the claim, negotiating a fair settlement, or taking legal action if necessary.
If you’d like, feel free to reach out directly or check our contact details on the page. Happy to provide guidance on the next steps
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