How to Turn Off a Water Meter at a Rental Property at the Street

Owning rental properties in Portland Oregon is an excellent investment but, the reality is that emergencies can happen and you have to know how to do simple things like turning off the water at the rental property immediately or be faced with thousands of dollars in damages.

Yes, a burst pipe, an overflowing appliance, or a major leak that can cause expensive damage in minutes. In these situations, knowing how to turn off the water meter at the street can protect the property, save thousands in repairs, and keep tenants safe.

Whether you’re a property manager, landlord, or tenant, having a clear understanding of where the main water shutoff is and how to operate it is an essential part of property upkeep.

Why shut the water off at the street?

While most homes have an interior shutoff valve (often located in a basement, crawlspace, or utility closet), certain situations require shutting off the water from the street:

Interior Shutoff Failure – The indoor valve is stuck, broken, or inaccessible.
Major Plumbing Leaks – A burst main line or severe pipe break that continues to flow.
Flood Prevention – During extended vacancies or renovations to prevent accidental flooding.
City Repairs – Utility crews may require you to shut down water service temporarily.

In these cases, the street-side water shutoff is the most reliable way to stop water entering the property.

Finding The Water Meter

In most residential areas, the water meter is installed inside a meter box located near the curb or sidewalk, typically in line with the property’s main water line.

Here’s how to locate it:

Look for a Metal or Plastic Lid – It may be marked “WATER” or have the city’s water utility name stamped on top.
Check Near the Street or Sidewalk – The box is often in a grassy strip or landscaped area between the street and the property.
Watch for Obstructions – Dirt, grass, mulch, or snow can sometimes hide the lid.

Tools You’ll Need

Turning off the water meter usually requires a specialized tool called a water meter key. These are available at most hardware stores for $15–$30. In an emergency, a large adjustable wrench or pliers may also work, but a meter key is the safest and easiest option.

Recommended tools:

Water meter key
Flashlight (meter boxes can be dark)
Gloves (to protect your hands from dirt and sharp edges)
Screwdriver (if the lid requires prying open)

How to turn off the water meter:

Open the Meter Box
Use a screwdriver or the hook end of the meter key to lift the lid. Set the lid aside carefully — some are heavy metal, so use caution.
Locate the Shutoff Valve
Inside the meter box, you’ll see the water meter (a round device with a dial) and one or two valves. The curb stop valve is usually on the street side of the meter.
Align the Valve to Shut Off Water
The shutoff valve often has a tee-shaped or oval handle. Using the water meter key, turn the valve a quarter turn (90 degrees) so that the handle is perpendicular to the water pipe.
- Parallel to the pipe = water on
- Perpendicular to the pipe = water off
Check Water Flow Inside
Go inside the property and turn on a faucet. If water flow stops completely, the shutoff was successful. If water continues to run, the valve may not be fully turned or there may be a secondary valve.

Best practices

Use Caution Around the Meter – Avoid damaging the meter, as it’s owned by the water utility.
Wear Gloves – Boxes can contain spiders, insects, or sharp debris.
Avoid Forcing the Valve – If it won’t turn easily, it may be corroded; forcing it can cause damage. Contact your water utility for assistance.
Communicate with Tenants – If you’re a landlord or property manager, let tenants know when and why the water is being shut off.

Know when to call for help

If you encounter any of the following, it’s best to stop and contact the local water department or a licensed plumber:

The valve is stuck or breaks during operation
You can’t locate the shutoff in the meter box
Water continues to flow after turning the valve
The meter appears damaged or leaking

Tips for property managers

Document the Location – Keep a note in your property file with photos of the meter box and clear instructions.
Train Tenants – Provide tenants with a simple guide so they can act quickly in emergencies.
Inspect During Vacancies – Check meter access during routine property visits to ensure it’s not blocked or buried.
Label All Shutoffs – If there are multiple valves, label each clearly to avoid confusion.

Knowing how to turn off the water meter at the street is a crucial skill in rental property management. Quick action can mean the difference between a minor inconvenience and a costly flood repair. By locating the meter ahead of time, keeping the right tools on hand, and communicating with tenants, property managers and landlords can respond confidently when water emergencies strike.

Learn more about the property management services that we can offer you by calling us at (503) 646-9664 – Talk to a Live Person – Our office answers the phone 9 AM to 5 PM Monday through Friday – or click here to connect with us online.