Landlord Liability for Contractor-Caused Water Damage
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Reviewed & verified by A. Jason Velez, Esq.*
Managing Attorney, 1LAW · Last reviewed January 10, 2026
Legal Inquiry
Consumer Legal Issue
A contractor hired by my landlord Flooded my house fixing a prior leak in my apartment on the roof.
Yes they are aware of the flooding that had happened. Yes there is damages to my belongings.
Attorney Answer
Under Washington's Residential Landlord-Tenant Act, your landlord has a non-delegable duty to keep the premises — including the plumbing — in reasonably good working order, so the landlord cannot fully shift responsibility for the contractor's flood damage onto the contractor.
Revised Code of Washington § 59.18.060 requires a residential landlord to keep the premises fit for habitation at all times during the tenancy, including maintaining plumbing, electrical, heating, and other supplied facilities in reasonably good working order. Because the flooding happened while a contractor hired by the landlord was working on a plumbing/roof leak, the landlord remains directly responsible under this statute for the resulting damage, even though a third party performed the work.
What you can do:
1. Send the landlord written notice (email or letter) describing the flooding, when it occurred, and the specific damage, and keep a copy.
2. Photograph and create a detailed written inventory of every damaged item, including estimated replacement cost, before any repair or replacement takes place — this documentation is central to any damages claim.
3. Keep receipts for temporary repairs, cleaning, or replacement purchases.
4. If the landlord doesn't voluntarily reimburse you, consider a small-claims action, and consult a local tenant attorney or legal aid organization to evaluate your claim.
⏱ Time limits apply. Revised Code of Washington § 4.16.080 generally gives three years to bring a claim for damage to personal property, so don't delay documenting your losses and pursuing reimbursement — a tenant attorney or legal aid office can confirm the deadline for your situation.
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Courts & Legal Aid in Washington
- File or look up a case through the Washington State Courts, which serves the state.
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- Use the LawHelp.org to browse free legal information and self-help resources.
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- Visit HUD — Housing Discrimination Complaint to report housing discrimination.
- Visit CFPB Consumer Tools to tenant, mortgage, and eviction resources.
Frequently Asked Questions
Is a landlord responsible for damage a hired contractor causes?
In many states, landlords have a non-delegable duty to maintain the property, meaning they generally remain responsible for damage caused by contractors they hire, even though a third party did the work.
What should a tenant document after a flood damages belongings?
It's generally recommended to photograph the damage, create a written inventory with estimated replacement costs, and keep related receipts before any repairs take place.
Can a tenant sue a landlord in small claims court for property damage?
In many states, small claims court is an available option to recover the value of damaged personal property if the landlord doesn't voluntarily reimburse the tenant, subject to the state's claim limits and deadlines.
