What Ken says. If you let them pick the plumber, they will pick "Billy Bob's lure, tackle, and P-Trap" and make things worse. You pay for it per the plumber's payment terms, then notify the tenant that their lease states they are responsible and their lease also states that any repairs are fees are paid FIRST out of any rent payment...so essentially they will be late on rent next month by the amount of the repair. You can then give them one option to pay (at least part of it) within 15 days or evict. Word the email in such a way that the eviction clock starts now...and you can get all the paperwork moving before the 15 days are up.

If you give in, this WILL happen again.

The other option (although I would not recommend) is to raise their rent ASAP (per the lease) to recover this over a few months. If the repair was $200, maybe notify them of rent increase of $50/month. There's nothing to stop you from decreasing rent in the future if they start behaving.

There are issues with making a tenant pay for all plumbing blockages. I am a California Licensed Plumbing Contractor who is hired by Courts to determine why a blockage accord and who should pay for the repair.

Last week a landlord was not servicing the needs of the tenant about a blocked bathroom sink line. And the tenant was able to stop paying rent due to an open violation -- blocked drain line.

The owner/landlord had a look and so did his "handyman". The tenant also called a plumber to get a quote.

You have to understand that "Most" plumbers only make money or get paid for work performed, necessary or not. Around 30% of medium to larger plumbing firms are crooks. Like in any industry.

So explained to the court that using attorneys and paying plumbers isn't cheep. We can do binding arbitration and I can offer my two cents worth, give a quote and fix the issues.

Problem: Bathroom sink drain trap was the wrong type and extended into the wall nipple, making the diameter go from 1-1/2" down to 1-1/4", slowing the drainage.

Second someone put particle of paper towels down the sink drain and dammed up thee 1-1/2" sink drain line that tied into a 3" toilet drain line. And the sink did not have it's own air stack vent, it used the toilet air stack which was too far away. Has to be within 18 inches of the sink trap.

SO I said the previous tenants maid wiped down the sink using cheap paper towels that pieces went into the drain. User error. And the trap, drain and air gap wasn't to code.

I pay the plumber for several reasons:

1) I don't want the tenant hiring someone unqualified, including but not limited to his Drunk Uncle Billy Joe Ray Bob (no offense to any Billys, Joes, Bobs, or Rays here).

2) Even if he hires a reputable plumber and then stiffs them, I don't want my address on the "bad boy, doesn't pay" blacklist in case I do need to use the plumber in the future.

3) I don't want a mechanic's lien attached to my property.

4) I do not want the tenant authorizing all kinds of work on my property and telling the plumber, "Yeah sure... Sid will pay it."

5) I want the job done NOW... not 10 weeks from now.

6) I don't want the tenant coming up with a "Creative" solution like just opening the clean out in the yard and allowing raw sewage to seep out everywhere.

It's in the lease: only landlord is authorized to hire contractors or other help to work on the property, and if damage is due to tenant abuse, misuse or neglect, the charges will be billed to tenant and added as additional rent due.

If they don't pay, I evict them. If they're so broke they can't pay to snake a line (about $200 here), they're already circling the drain and just about to fall in. Get 'em out now before they decide to start punching holes in all the walls.

Main line is my responsibility and individual lines are the tenants. I pay the plumber and will ensure the tenant pays the amount owed.

Me? I pay MY plumber to keep the home HABITABLE and keep

good relations with MY guy who happily deals in sheet.

Then add it to their rent -$20 per week.

PS this res should be on weekly rent.

I have a secret solution.

Per the lease, residents are not allowed to do repairs - not even pour drain cleaner in a clogged drain.

Lease also states, "All clogs are preventable by residents." The minimum fee for drain cleaning is $250.

I give all plumbing and HVAC work to one company so I get volume discount pricing. I pay the pro's promptly so they show up promptly when called. Especially important to have prompt service for clogged drains to prevent water damage to my property.

I have 8 multi-family buildings and each building has shared drains between units. It's almost impossible to figure out who caused the clog and where it came from.

Here's my secret: When the drain clogs (not if, but when) I text everyone in that building, "URGENT! A water lock down is required to prevent dangerous sewage from flooding your building." This means; No showers. No toilet use. No washing dishes. No washing laundry. No washing hands. No water usage whatsoever until the drains are clear.

When the plumber is done, I have been known to wait a few hours before lifting the "water lock down." Just to be safe ;)

The "water lock down" for a day gets people's attention. Big time! It's such a huge inconvenience that it's funny how magically people start paying more attention to what they put in their drains to prevent another 'water lock down.' I rarely get another call for a clogged drain after a building has had a water lock down for a day.

Even though the lease states residents pay $250 for a clogged drain, I pay for the first drain clearing using what I call the "Drain Clearing Grace Card." Residents are grateful they don't have to pay this time and prepared knowing they will have to pay if there's a next time. With my high-volume discount, I typically pay $110 for a drain clearing.

The "water lock down" is my primary tool and has been very effective. Losing a convenience you take for granted gets the message across better than a fine that Residents can dispute and rightfully blame their neighbors for.

The "water lock down" approach could work in any type of property - not just a multifamily.

Thanks April (KS) for your 'water lock down' tactic. I have always wondered how multi-family (apartment landlords) handle this same plumbing drain issue.

April, how do you enforce the "water lockdown"?

Do you shut off the water?

No, I don’t shut the water off. It’s illegals. Plus the fine is $200 from the water utility.