Your duties under Texas Property Code §92
Once water affects a tenant's unit, Texas Property Code §92 habitability duties start running whether or not the owner has been reached. Repair obligations, notice handling, and rent-impact questions all hinge on how fast mitigation demonstrably began. Our dispatch log — answered, triaged, on-site — is timestamped, which gives you a defensible record that response started immediately.
Unit-by-unit moisture documentation
Owners and adjusters will ask exactly which units took water and how far it traveled. The responding crew moisture-maps affected units individually — readings, photos, and drying targets per unit — so the claim file and the tenant file tell the same story.
What you can approve at 2am
Most management agreements let a PM authorize emergency mitigation without owner sign-off, but not reconstruction. The crew we route scopes those as separate phases: stabilization tonight under your emergency authority, rebuild quoted for the owner's decision in daylight. You are never asked to over-commit at 2am.
Questions property managers teams ask
Who is responsible for water damage in an apartment building — landlord or tenant?
Building systems and structure are the owner's side; tenant-caused overflows may shift cost, but habitability duties to affected tenants stay with ownership regardless of cause. Fast, documented mitigation protects the owner's position either way.
How fast must a landlord respond to water damage in Texas?
Texas Property Code §92 requires repair within a reasonable time after notice, and days are argued in court while hours are not. A timestamped same-night response is the strongest position a manager can hand the owner.