Who to call for a leaking pipe in the ceiling in Atlanta

What to do in the first few minutes

1. Turn off the water. The Red Cross says to turn off the water at the main valve if pipes are damaged, then call a plumber (Red Cross). FEMA notes the main valve may be where the pipe enters the house, and a second valve is often near the water meter (FEMA).
2. Stay away from wet wiring. Ready.gov says not to check the electrical system if you are wet, standing in water or unsure of your safety, and to turn off power at the main breaker only if you can do it safely (Ready.gov).
3. Don't stand under a sagging ceiling. The Red Cross says a sagging ceiling is wet, heavy and dangerous. If you choose to drain it, poke holes starting at the outside of the bulge, not the center, which can bring the whole section down (Red Cross).
4. Take photos of the stain, the drip and anything wet below it before cleanup starts.

Plumber, roofer or restoration company?

Use when the drip happens to narrow down who comes first.

More detail on each: shower leaks, roof leaks and AC drain line leaks on 404 Water Damage.

Is it a supply line or a drain?

A supply line is under pressure and can leak whether anyone is using water or not. A drain only leaks when water goes down it. EPA WaterSense suggests reading the water meter before and after a two-hour stretch with no water use; if the meter changes at all, you probably have a leak (EPA WaterSense). A moving meter with everything off points to a supply line. Tell the plumber which one it is when you call.

Do I call the City of Atlanta?

Only if the leak is at the street or the meter. Atlanta's Department of Watershed Management says the city repairs the line from the main to the meter, and the homeowner repairs the line from the meter to the house (Atlanta Watershed Management). To report a leak at the street or ask for a meter check, the department lists 404-546-0311 (ATL 311) (Atlanta Watershed Management). A pipe leaking through your ceiling is on your side, so it is a job for your plumber.

Outside the city limits, DeKalb, Cobb, Gwinnett and other providers set their own rules, so check with the utility on your bill.

How to check the plumber's license

Georgia licenses plumbers through the Secretary of State. A Class I master plumber license covers single-family homes and one-level homes for up to two families; a Class II license has no restrictions (Georgia Secretary of State). The state does not register plumbing companies, and only licensed master plumbers may run a plumbing business (Georgia Secretary of State). Ask for the master plumber's name and look it up in the state's licensee search.

If the ceiling got wet

The EPA says water-damaged areas and items should be dried within 24 to 48 hours to prevent mold growth (EPA). It also lists the back side of drywall and the top side of ceiling tiles as places mold can hide (EPA). Once the plumber stops the leak, a restoration company can check the ceiling cavity for trapped moisture. The 404 Water Damage guide covers drying and repair in Atlanta.

Will insurance pay?

It depends on how the leak happened and what your policy says. Washington's insurance commissioner says home insurance often covers sudden, accidental water damage such as a burst pipe, but insurers usually don't cover gradual leaks (Washington OIC). For the line outside, the Georgia Attorney General's consumer office says many homeowner policies do not cover the water line from the street to the house (Georgia Consumer Ed). Call your agent before repairs go beyond stopping the leak, and see burst pipe insurance in Atlanta for more.

Common questions

I rent. Who do I call?

Your landlord or property manager. The EPA tells renters to report all plumbing leaks and moisture problems right away to the building owner, manager or superintendent (EPA). If the leak is coming from the unit above, see upstairs apartment leaks.

Can I wait until morning?

If the main valve is off and nothing electrical is wet, the leak itself is stopped. The EPA's 24 to 48 hour drying window is the reason not to wait long after that (EPA).

Will the plumber have to cut the ceiling?

If the pipe is above the drywall, the plumber may need to open the ceiling to reach it. Ask before work starts who patches the opening and whether it's in the quote.