What counts as an emergency
An emergency is a problem that puts people at risk or will cause serious damage to the home if it is not handled right away. If you are unsure, treat it as urgent and report it. No one will fault you for asking.
- Fire, smoke or the smell of gas.
- Water you cannot stop: a burst pipe, a failed water heater, a toilet or drain backing up into the home.
- Sparking outlets, burning smells from the panel, or a total loss of power that is not a utility outage.
- No heat in freezing weather, or no air conditioning in a San Antonio summer, especially with children, older adults, pets or anyone with a medical condition in the home.
- A broken exterior door lock or window that leaves the home unsecured.
- Sewage backing up, or a roof leak during a storm that is reaching ceilings or electrical fixtures.
What is urgent but not an emergency
Many problems need attention soon but are safe to report and wait on: a dishwasher that will not drain, one burner out on the stove, a slow drip under a sink you can catch with a bowl, a garage door stuck closed, a refrigerator running warm. Report these the same day so they do not get worse, and so there is a dated record that you reported them.
The first few minutes
Safety comes before the call to your landlord or manager. If anyone is in danger, call 911 first. For a gas smell, leave the home, do not flip switches or use anything that could spark, and call your gas utility's emergency line from outside. In San Antonio that is CPS Energy.
For water, find the main shutoff before you ever need it. In most San Antonio homes it is in a box near the curb or where the water line enters the house, and many water heaters have their own valve on the cold line on top. Turning off the water, or the breaker for a sparking circuit, can be the difference between a small repair and a ruined floor.
- Call 911 for fire, gas, injury or any threat to safety.
- Shut off the water main or the fixture's valve for active leaks.
- Turn off the breaker for an electrical problem if you can do it safely.
- Move belongings away from water and take photos and video.
- Report it to your landlord or manager right away, then follow up in writing.
When the AC goes out in the heat
AC failures are the most common urgent call in San Antonio from June through September. A few checks can save you hours of waiting, and they tell the technician what is going on.
- Check that the thermostat is set to cool and has working batteries.
- Check the breaker for the outdoor unit and the furnace or air handler.
- Look at the air filter. A clogged filter can cause the coil to freeze; if you see ice on the indoor unit or lines, switch the system to off and the fan to on to let it thaw.
- Check the condensate line and drain pan. Many systems shut off when the pan fills.
- While you wait, close blinds on sunny windows, run fans, and keep pets and vulnerable family members in the coolest room or somewhere with AC.
How to request a repair so it counts
A phone call is fine for getting help fast, but Texas repair remedies depend on notice in writing. Under section 92.056 of the Texas Property Code, notice goes to the person or place where rent is normally paid, and before a renter can use a remedy, a written follow-up notice is generally needed unless the first notice went by certified or other tracked mail. Many leases also require repair requests in writing. Follow every call with a written request.
Rothrock tenants can send a repair request with photos at any time of day through the tenant platform. The request is dated and stays in your account, so you and the team are looking at the same record. Describe what you see, where it is, when it started and what you have already done, such as shutting off the water.
- Write it down, even after you call.
- Include photos or a short video.
- Give a way to reach you and say how the technician can get in.
- Keep a copy of every request and reply.
Your repair rights under Texas law
Texas requires a landlord to make a diligent effort to repair a condition that materially affects the physical health or safety of an ordinary tenant once the landlord has notice of it (section 92.052). Several conditions come with that right. You must be current on rent when you give notice. The problem cannot have been caused by you, your household or your guests, apart from normal wear and tear. And the landlord gets a reasonable time to make the repair, which the law presumes to be seven days, though the specific facts can make it shorter or longer.
If a landlord fails to repair a serious health or safety condition after proper notice, Texas law gives renters specific remedies, which can include ending the lease, a limited right to repair and deduct, and going to court. Each remedy has its own steps, and skipping one can cost you the right. Simply stopping rent is not one of them, and it can lead to eviction. Before using any remedy, read the repair section of your lease and get advice from an attorney or tenant resource about your own situation.
Repairs in a Rothrock-managed home
Rothrock sends repairs to licensed vendors the team already works with, and keeps up preventive work like HVAC servicing and pest control so fewer emergencies happen in the first place. Smoke alarm and lock problems are treated as priorities. If something is wrong, report it through your tenant login, and for anything urgent, follow the emergency instructions in your lease and move-in packet.
Questions
Is a broken AC an emergency in Texas?
In a San Antonio summer it is treated as urgent, especially with children, older adults or anyone with a health condition in the home. Report it right away, check the thermostat, breaker and filter, and keep cool while you wait. What a landlord must provide also depends on your lease.
How long does a landlord have to make repairs in Texas?
For conditions that materially affect health or safety, the law presumes seven days after notice is a reasonable time, but the facts matter. A gas leak or sewage backup calls for much faster action, and a part on back order may take longer.
Can I withhold rent if my landlord won't fix something in Texas?
No. Withholding rent is not a remedy Texas gives renters, and it can lead to eviction. The law sets out specific remedies, such as ending the lease or a limited repair and deduct, each with written notice steps you must follow first.
Do repair requests have to be in writing in Texas?
Your Texas repair remedies depend on proper notice, and many leases require written requests. Call for an emergency, then always follow up in writing and keep a copy.
What should I do first if a pipe bursts in my rental?
Turn off the water at the main or at the fixture's valve, move belongings out of the way, and take photos. Then report it to your landlord or manager immediately and follow up in writing.
General information about Texas rules, not legal advice. For a specific situation, speak to a Texas attorney.