Landlords & Tenants

Rental Property Billing Guidelines

Single-Unit Properties (One Meter)

If your rental property has one unit served by a single water meter, you have two billing options:

• Place the utility bill in the tenant’s name, or
• Keep the bill in the landlord’s name and have the tenant reimburse the landlord

Multi-Unit Properties (Shared Meter)

If the property has multiple units sharing one meter (such as duplexes, triplexes, or apartment buildings):

• The utility bill must remain in the landlord’s name

Separately Metered Units

• If each unit has its own meter, the utility may allow billing directly in the tenant’s name

Non-Residential Properties

• If the property includes a separate stormwater account, the bill must remain in the owner’s name

Online Account Access for Landlords

Landlords can create an online account with Payment Service Network (PSN) to manage utility accounts more efficiently.

• View multiple tenant accounts with a single login
• Review billing history and account balances
• Monitor accounts without submitting payments

Recommended Best Practices

• Request a final meter reading when tenants move in or move out
• Keep your contact information updated with the Utilities Office
• Ensure accurate contact information is available for emergency communication

Utility Billing Responsibility for Landlords

By default, utility bills are set up in the property owner’s name and sent to the owner’s mailing address.

Even when tenants pay utilities:

• The property owner is responsible for ensuring the bill is paid
• Unpaid balances may become a lien on the property

Optional Landlord-Tenant Billing Agreement

Landlords may complete a Landlord-Tenant Agreement(PDF, 2MB) to have utility bills sent directly to tenants. This follows Wisconsin Statute Chapter 66 §0809.

• Provides documentation that the tenant is responsible for payment
• May offer protection if a tenant fails to pay

Non-Payment and Delinquency Process

• Delinquent notice: Landlords are notified within 14 days after late fees are applied
• Tenant move-out: Landlords must provide a forwarding address within 21 days to continue billing in the tenant’s name

Important: If you plan to apply a security deposit to the final bill, you must contact the Utilities Office to cancel the agreement. The tenant should also be notified to avoid billing issues.

Tax Roll and Lien Timeline

• October 2 (Pre-tax notice): Notice sent to landlord and tenant for unpaid charges
• November 1: 10% penalty applied to unpaid balances
• November 15: Unpaid balances are added to the property tax roll and become the landlord’s responsibility

If paid in full before November 15, any lien action is removed.

Lien Process (If Landlord Pays Tenant Debt)

1. Provide proof of payment to the Utilities Office
2. Receive a Transfer of Lien form
3. File the lien with the county court by April 15
4. The lien is recorded in Wisconsin CCAP

After tenant payment: The landlord must file a lien satisfaction within 7 days

Even if your tenant is supposed to pay the utility bill, you are still responsible for it as the property owner.

A lease is an agreement between you and your tenant. It does not determine who the utility considers its customer. That is governor by the Public Service Commission (PSC) rules. These are two separate matters.

Your lease can state that the tenant must pay the utility services however, the service is this sense is being provided by the landlord not the utility. To help the utility may also put the bill in the tenant’s name, so they receive it. However, this does not remove your responsibility.

In the City of La Crosse:

• The tenant is considered the "resident" and may be responsible for paying the bill while living there.
• The landlord/property owner is considered the "responsible party"

This means the property owner is always ultimately responsible for paying the bill if it is not paid.

How can I protect myself?

• Require the tenant to pay the utility bill in your lease
• Make paying the bill a condition of staying in the rental
• Take action (like eviction) if the tenant does not pay

No, State rules do not allow this.

Wisconsin Administrative Code PSC chapter 185.37, subsection 8, paragraph g, says a utility cannot shut off water service for intentional removal or eviction of a tenant. If the utility knows this is the reason, it will not disconnect service.

However, this does not mean the utility has no way to collect unpaid bills.

What happens if the bill is not paid?

Under PSC chapter 185.37, subsection 1m:

• The utility will try to transfer the unpaid balance to the landlord’s home or business account (if it is served by the same utility)
• Before the transfer is made the landlord or property manager must first receive written notice from the utilities.
• If the bill is still not paid, the utility may shut off service at the landlord’s home or business after a 10-day notice

How does La Crosse handle unpaid bills?

The La Crosse Water Utility does not typically shut off water service for this situation (except in specific cases outlined elsewhere).

Instead, unpaid balances are:

• Added to the property taxes
• Charged to the property owner (Responsible Party)

No, State rules do not allow utilities to have shut-off policies that apply only to rental properties. That would be considered discriminatory.

If a utility creates a disconnects policy, it must apply equally to all customers, not just rentals.

How can landlords stay informed?

If you are concerned about a tenant not paying the bill, you can:

• Request duplicate bills and shut-off notices
• Contact the utility office at (608) 789-7536 for any questions or fill out the Landlord-Tenant Agreement Form(PDF, 2MB)

How can landlords protect themselves?

Landlords can take steps to reduce the risk of unpaid utility bills:

• Run a credit check on potential tenants
• Require a co-signer on the lease
• Keep the utility in the landlord’s name and include the cost in rent
• Add lease language that makes tenancy dependent on paying utility bills
• Deduct unpaid bills from the security deposit

Important to know:

If the utility service is in the landlord’s name, it cannot be shut off if the reason is to remove or evict a tenant.

What happens when a tenant moves out?

A tenant is not responsible for utility charges after they:

• Move out, and
• Notify the utility that they have left.

Once the tenant reports they no longer live at the property, the utility cannot continue billing them for service they are not using.

At that point, the account is placed back into the landlord’s name.

What can the landlord do?

If there is an unpaid balance, the landlord can:

• Deduct the amount from the tenant’s security deposit, or
• Take legal action for breaking the rental agreement

However, the utility cannot bill the former tenant once they no longer live at the property and have notified the utility.

How are unpaid utility bills collected?

Wisconsin law requires municipalities to add unpaid utility bills to the property tax roll for the property that received the service.

This process:

• Helps ensure unpaid bills are collected
• Reduces financial losses for the utility
• And protects other customers from higher rates

How are landlords notified?

If a landlord requests it in writing, the utility will:

• Send notice when a tenant falls behind on payments

To set this up, contact the utility office at (608) 789-7536 and request a Landlord-Tenant Agreement(PDF, 2MB).

This notice gives landlords a chance to:

• Pay the bill, or
• Collect payment from the tenant

before the unpaid amount is added to property taxes.

How landlords can help collections?

Landlords can assist by:

• Providing a forwarding address for the tenant within 21 days after they move out

This allows the utility to continue billing the tenant, which may encourage payment before the balance is transferred to taxes.

Important things to know:

• A 10% penalty is added on November 1 (this is required)
• No additional late fees can be added after that
• The 10% penalty is the only penalty applied

For more information on Tax Transfer Process please visit Tax Roll Process.

When can water service be shut off?

The Public Service Commission allows a utility to shut off or refuse water service for the following reasons:

• Tampering with the meter (for example, bypassing or diverting water around the meter)
• No access to the meter: if the customer does not allow utility staff to access or replace the meter after being contacted
• Misuse of service: if water is used in a way that affects others or involves unsafe equipment, and the issue is not fixed after notice
• Not following rules or laws. This includes violations of Wisconsin statutes, PSC rules, or utility regulations
• Interfering with meter reading equipment: using devices that disrupt communication or meter readings

Special Situations

Immediate shut-off (no notice)

• If there is a dangerous condition

24-hour notice shut-off

• If there is water theft or unauthorized use