For property managers
Tenant reports water coming through the ceiling
Updated 30 Sep 2026 · AR Logic LLC
EMERGENCY if near lights or sagging — else TODAY
Water through a ceiling means an active leak above — a unit upstairs, a pipe, an appliance, a roof or an HVAC drain — and water near light fixtures makes it an electrical hazard. Get the tenant to switch off the lights in that room at the breaker and stay out from under a sagging ceiling, then send someone to the space above to find and stop the source; dry everything within 24–48 hours to prevent mold.
Snap a photo — see what it is, how urgent, who to call.
One photo of the problem. fixRAgent reads it and gives you a Triage Profile.
Triage a photo nowNo sign-up.
Take the photo. We’ll tell you what it is.
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Managers: set it up for your buildings →Your first message to the tenant
Keep people out from under the wet area; a bulging ceiling can hold a lot of water.
Switch off the breaker for lights and outlets in that room if water is near a fixture.
Bucket under the drip; move furniture and electronics away.
One photo of the whole ceiling area and one close-up — the stain’s shape and whether it is dripping tell the plumber where to start.
If there is a unit above: contact them now to check under sinks, the toilet, the dishwasher, the washer and the water heater.
How urgent is it?
Actively dripping, under a bathroom or kitchen
Plumbing above: shut off that unit’s water and send a plumber now.
Only in rain, top floor
Roof or flashing: a roofer; tarp if it is urgent.
Summer, under an air handler or attic
A clogged AC condensate drain or overflowing pan: an HVAC technician.
Old stain, dry, not growing
THIS WEEK: find the past source and repair the ceiling.
Who to send
Plumber first when water is active; roofer or HVAC technician depending on the source.
What to say to the tenant
“Thanks for the photos. Please keep the lights in that room switched off at the breaker and stay out from under the wet patch. I’m getting someone out to find where it’s coming from today.”
The Triage Profile writes this line for every photo, matched to how urgent it is.
What to record
- Photos before any repair, with time stamps.
- The source found and the unit it came from (for cost recovery or insurance).
- Moisture readings after drying, if your contractor takes them.
Next time
EPA: dry water-damaged materials within 24–48 hours and in most cases mold will not grow [1]. Wet ceiling drywall that cannot be dried in that time usually has to be cut out.
Sources
Got the tenant’s photo?
Drop it here. The Triage Profile says what it is, how urgent it is, who to send, and what to tell the tenant.