Getting a text from a tenant about a broken window is never fun. It’s a security issue, a weather issue, and usually an argument waiting to happen over who is responsible for the bill.

The good news is that handling it doesn’t have to be a screaming match. It comes down to securing the property first, determining the cause second, and billing appropriately third.

Here is the calm, practical way to handle a broken window at your rental property.

Step 1: Secure the property immediately

A broken window is an emergency. Rain, pests, or intruders can get in. Your immediate priority is the physical integrity of the house, not the invoice.

• Ask for photos: Have the tenant immediately text you a clear photo of the damage from the inside and outside. This helps you understand the size of the break and whether you need to send a glass repair company or a general handyman.
• Board it up or film it: If it’s a small crack, heavy-duty clear tape might hold it temporarily. If it’s shattered, get over there (or send someone) to board it up with plywood or thick plastic sheeting.
• Clean up the glass: Advise the tenant to carefully sweep up the glass to avoid injury, but make sure you get those photos first.

Step 2: Determine the cause

Once the property is secure from the elements, you need to figure out how the window broke. This dictates who pays.

1. An act of nature (Landlord pays): If a storm blew a branch into the window, or a hail storm cracked it, that is on you. It’s part of the cost of doing business. You can file an insurance claim if the damage is extensive, but for a single window, you’ll likely just pay out of pocket.
2. Outside vandalism or crime (Usually Landlord pays): If someone threw a rock through the window from the street, or someone tried to break in, the landlord typically pays to repair the structure. Crucial step: Require the tenant to file a police report immediately. Without a police report, you have no proof it wasn’t the tenant’s fault.
3. Tenant negligence or accident (Tenant pays): If the tenant’s child threw a baseball through it, or the tenant was moving furniture and slipped, the tenant pays. Period. It doesn’t matter if it was an “accident”—they are responsible for damage they cause beyond normal wear and tear.

Step 3: Getting the repair done and paid for

Do not let the tenant hire their own “buddy” to fix the window. You own the house; you control the quality of the repair.

• Hire a professional: Call a reputable glass company or a licensed contractor. Get the invoice in your name.
• Bill the tenant (if applicable): If the tenant caused the damage, pay the contractor yourself and then immediately invoice the tenant for the exact amount. Provide them with a copy of the contractor’s receipt.
• Enforce the payment: Do not wait until they move out to deduct it from their security deposit. Most solid leases state that any repair bills are treated as “added rent” and are due with the next month’s rent payment. If they don’t pay the repair bill, their rent is considered short.

The bottom line

Act fast to protect the house, require a police report for vandalism, and always control the repair process yourself. By taking the emotion out of it and following a clear process, a broken window is just another minor bump in the road of being a landlord.

This is not legal advice. Always check your local landlord-tenant laws and ensure your lease clearly outlines tenant responsibilities for damages.

Helpful resources

• Heavy-Duty Plastic Sheeting - keep a roll in your trunk for emergency temporary window repairs.
• Gorilla Clear Repair Tape - excellent for securing cracked (but not shattered) glass until the glazier arrives.