When something goes wrong in your apartment, knowing whether it qualifies as an emergency determines how quickly you need to act and who to contact. Reporting a non-emergency as an emergency can strain your relationship with your landlord and delay repairs for other tenants. Conversely, waiting too long to report a real emergency can lead to more damage and potential health risks.
This guide explains what Pennsylvania landlords typically consider emergency maintenance issues and how to handle them.
What Qualifies as an Emergency
An emergency maintenance issue is a problem that threatens the health, safety, or security of tenants or the public, or that risks significant property damage. In Pittsburgh, landlords are legally required to provide essential services such as heat, electricity, and plumbing. If a landlord fails to address a serious issue, tenants may have rights to withhold rent or take other legal action.
Common emergency issues include:
Heat and Temperature
- No heat in winter when temperatures drop below 55°F. This is a health and safety issue, especially for infants, elderly residents, or people with medical conditions.
- Broken furnace when outside temperatures are freezing.
Electricity and Power
- Total power outage affecting the entire unit, not just a tripped breaker.
- Sparkling or exposed electrical wires that pose a fire risk.
- Burning smell coming from outlets or fixtures.
Water and Plumbing
- Major water leak that is flooding the unit or damaging walls and ceilings.
- Sewage backup that is backing up into the unit.
- Total loss of water supply (not a broken faucet, but no water at all).
- Frozen pipes that are at risk of bursting.
Gas and Fire
- Gas leak (smell of gas or hissing sound).
- Fire or smoke from any source.
- Carbon monoxide alarm going off.
Security and Safety
- Broken locks on exterior doors or windows that prevent you from securing the unit.
- Broken windows that are open to the outside.
- Structural issues such as a collapsing ceiling, staircase, or balcony.
- Sewage backup in the unit.
What Is Not an Emergency
Many common apartment issues are inconvenient but do not threaten health or safety. These can wait for regular business hours:
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- Slow drains or minor clogs (unless backing up).
- Dripping faucets or running toilets.
- Broken appliances (if not a fire or flood risk).
- Minor leaks that can be contained with a bucket.
- Cosmetic issues (scuffed paint, cracked tiles).
- Noisy neighbors or general complaints (unless a safety issue).
- Pest issues that are not severe (bedbugs or severe infestations may be considered urgent but not an emergency).
- A/C not working (unless extreme heat creates a health risk).
How to Handle an Emergency
Step 1: Call Immediately
For emergencies, call your landlord or property manager immediately. Do not submit a request through an online portal and wait for a response. Use the emergency contact number provided in your lease or by the property manager.
If the issue occurs after hours, use the emergency phone number. Many landlords provide a separate number for after-hours emergencies.
Step 2: Take Temporary Action
Take reasonable steps to prevent further damage while waiting for help:
- For water leaks, place a bucket under the leak and move furniture away.
- For a gas leak, open windows, leave the unit, and call the gas company from outside.
- For a fire, evacuate and call 911 first, then notify the landlord.
Do not attempt repairs yourself. Attempting to fix a gas leak or electrical issue yourself can be dangerous and may violate your lease.
Step 3: Document the Issue
Take photos and video of the problem before any repair work is done. This documentation is useful if you need to withhold rent or if the landlord disputes the severity of the issue.
Step 4: Follow Up in Writing
Even if you called, send a brief email or portal message confirming the issue and the time you reported it. This creates a record of the incident.
What Happens If the Landlord Does Not Respond
If your landlord does not respond to an emergency maintenance request, you have options:
- Call the local building inspector. The Department of Permits, Licenses, and Inspections can inspect the property and order repairs. If you live in an unincorporated area, contact the county health department.
- Withhold rent or make repairs. Pennsylvania law allows tenants to withhold rent or make repairs and deduct the cost from rent in limited circumstances. However, tenants must follow specific procedures, and doing so incorrectly can lead to eviction. Always consult a tenant rights organization or attorney before taking this step.
Before taking any legal action, document all communications and the issue thoroughly.
Key Takeaways
| Emergency | Non-Emergency |
|---|---|
| No heat in winter | Minor leak |
| Major water leak | Slow drain |
| Gas leak | Broken appliance (no fire/flood risk) |
| No electricity (total outage) | Noisy neighbors |
| Sewage backup | Cosmetic issues |
| Broken lock or window | Dripping faucet |
| Fire or smoke | Pest issue (not severe) |
Knowing the difference between an emergency and a non-emergency maintenance issue helps you respond appropriately. For real emergencies, call immediately and take steps to prevent further damage. For non-emergency issues, submit a request through the portal and give your landlord a reasonable time to respond. If your landlord does not respond to a serious issue, document everything and contact the appropriate local agency.
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