Emergency vs. Non-Emergency

What Counts as an Emergency Repair?

An emergency repair is any situation that threatens health, safety, habitability, or the structure of the building. These issues require immediate action because delaying them can cause significant damage or put a tenant at risk.

Here are the most common emergency repairs in San Francisco rental properties:

1. Active Water Leaks or Flooding

Water damage spreads quickly and can impact multiple units. Situations such as:

• Burst pipes
• Water pouring from ceilings
• Overflowing toilets that will not stop
• Water heater leaks that reach floors or walls

These require fast intervention to prevent structural damage, mold, and electrical hazards.

2. Gas Leaks

If a tenant reports the smell of gas, this is one of the most urgent emergencies a landlord can face. Tenants should leave the home immediately and contact the gas company. Once the property is safe, the owner must arrange repairs to correct the source of the leak.

3. No Heat During Cold Weather

San Francisco housing code requires landlords to provide functional heating. If a unit cannot reach a safe temperature, especially during colder months, it becomes an emergency and must be addressed immediately.

4. Electrical Hazards

Electrical issues can create fire risks and must be handled right away. Examples include:

• Exposed wiring
• Outlets that spark
• Repeated breaker trips
• Burning smells near appliances or panels

These require licensed electrician support as soon as possible.

5. Fire or Smoke Incidents

Anything involving flame, smoke, or electrical burning is considered an emergency. Even if the situation is handled quickly, the cause must be inspected to ensure the property remains safe.

6. Security Failures

A tenant must be able to secure their home. Emergency security repairs include:

• Broken exterior doors
• Shattered windows
• Locks that fail or will not latch
• 
  

These issues put the occupant at risk and require immediate attention.

Why Emergency Repairs Require Immediate Response

Emergency situations threaten people or the property itself. Acting quickly prevents injuries, structural damage, mold growth, electrical faults, and large scale restoration work. The faster an emergency is managed, the less long term damage owners face.

What Counts as a Non Emergency Repair?

A non emergency repair is an issue that is inconvenient or disruptive but does not pose a health or safety risk. These repairs should be completed promptly but can be scheduled during regular business hours.

Common non emergency repairs include:

• Dishwasher not working
• Garbage disposal jammed
• A single outlet not functioning while others work
• Minor leaks that are fully contained
• Loose cabinet hinges or cosmetic issues
• Slow drains
• Oven malfunctioning without safety concerns
• Noise complaints or neighbour issues
• Window screens with damage

Non emergency issues still matter, but they do not require immediate dispatch or after hours service fees.

Why the Distinction Between Emergency and Non Emergency Matters

Clear definitions help both owners and tenants respond correctly. Understanding the difference:

• Reduces unnecessary after hours calls
• Prevents panic or confusion
• Saves money by avoiding emergency service rates
• Helps owners prioritize maintenance strategically
• Supports faster resolution for actual emergencies
• Improves communication and trust

When emergency categories are clearly defined, tenants feel empowered to report issues accurately and owners feel confident their property is protected.

How Owners Can Prepare for Emergency Situations

Strong preparation helps owners respond smoothly when unexpected issues arise.

1. Maintain a trusted vendor list

Know which plumbers, electricians, HVAC technicians, and general contractors you can call at any time. Vendors who know your property respond faster and deliver better results.

2. Give tenants clear reporting instructions

Tenants should know:

• Who to call after hours
• How to shut off water if needed
• When to contact the gas company
• Where to report non urgent repairs

Clear communication reduces confusion during high stress moments.

3. Conduct preventive maintenance

Regular inspections of heating systems, plumbing, detectors, and appliances help catch problems early. Most emergencies start out as small issues that went unreported or undetected.

4. Practice calm and clear communication

Some tenants may hesitate to report emergencies. Others may panic over non urgent issues. A supportive, calm response helps tenants feel safe and strengthens the landlord tenant relationship.

5. Document all repairs

Tracking repairs allows owners to identify recurring issues, aging building components, and areas that may require future upgrades.

A Simple Rule to Help You Decide

Ask yourself:

Does this issue put someone at risk or cause active damage to the property?

If the answer is yes, it is an emergency.
If the answer is no, the repair is still important but can wait for normal business hours.

This simple guideline helps tenants make accurate decisions and helps owners prioritize repairs confidently.