Sub-Metering and Master Meter: Missouri Tenant Utility Rights

Dealing with how utilities are billed at your Missouri rental? Whether your building uses sub-metering or a master meter system, it’s important to understand your rights as a tenant. Utility billing can affect what you pay each month and may impact your experience as a renter.

Understanding Utility Billing: Sub-Metering and Master Metering

For most Missouri tenants, utilities like water, electricity, and gas are provided either through sub-metering or a master meter system. Here’s what these mean:

• Sub-metering: Each rental unit has its own separate meter. Tenants pay for the actual amount they use based on meter readings.
• Master meter: One main meter serves the entire building or property. The landlord receives the main bill, and tenants may be charged a set amount or have utility costs included in rent.

If you’re unsure which system your rental uses, check your lease or ask your landlord for clarification.

Missouri Tenant Rights for Utility Billing

Missouri law regulates tenant utility billing, including rules for both sub-metered and master-metered buildings. Key tenant protections include:

• Your lease should clearly state how you are billed for utilities and which services you are responsible for.
• The landlord must not directly disconnect essential services like water, gas, or electricity as a method of eviction or retaliation.
• Landlords may only charge you what the utility provider would charge with no extra fees (except for legitimate administrative costs allowed by law).

Sub-Metering: Direct Billing

In a sub-metered system, you only pay for what you use, and you should receive a bill or detailed statement reflecting your exact consumption. The landlord or utility provider is responsible for regular, accurate meter readings. Some utility companies may bill tenants directly, while in other cases, the landlord might collect payment.

Master Metering: Shared Utility Costs

If your building has a master meter, your utility charges may be split among all tenants, or utilities may be included in your rent. Under Missouri law, the landlord should not profit from reselling utilities and must provide an itemized statement if asked.

What To Do If There’s an Issue

If you believe you’re being overcharged, utilities aren’t itemized as promised, or you’re at risk of disconnection, you have options:

• Ask your landlord for a copy of the utility statement or meter reading.
• Request written clarification about billing procedures as stated in your lease.
• If you suspect illegal disconnection or improper billing, you can file a complaint with the Missouri Public Service Commission (PSC), which regulates utilities and handles disputes between renters and landlords.

If a landlord has shut off essential utilities or you believe your billing is unfair, document the issue and contact the Missouri PSC Consumer Services for guidance and possible investigation.

Forms and How to Use Them

• Complaint to the Missouri Public Service Commission (No official form number)
  When to Use: If you think your landlord has improperly billed you for utilities or disconnected your services, you can file this complaint directly online or by mail. Example: Your electricity is disconnected even though you are current on rent and utility payments.
  File a complaint with the Missouri PSC

Be sure to provide all supporting documents, including copies of bills, meter readings, and your lease agreement, when submitting your complaint.

Relevant Tribunal & Governing Law

Tenant-landlord utility disputes in Missouri are overseen by the Missouri Public Service Commission for regulated utility services. Lease, billing, and utility rights fall under the Missouri Revised Statutes, Chapter 441 – Landlord and Tenant Law¹.

FAQ: Tenant Utility Billing in Missouri

1. Can my landlord disconnect utilities if I’m late on rent?
   No. In Missouri, it is illegal for landlords to disconnect essential utilities such as water, electricity, and gas to force payment or eviction. If this happens, contact the Missouri PSC and consider legal assistance.
2. Am I required to pay administrative fees for my utilities?
   Only if your lease agreement clearly lists the administrative fees and those fees are permitted by law. Extra charges should reflect actual costs and not serve as a profit for the landlord.
3. What should I do if I think my utility charges are too high?
   First, review your lease and request an itemized bill or copy of the master utility statement. If you’re still concerned, you may file a complaint with the Missouri PSC.
4. How are shared utilities divided in a master-metered building?
   The division method must be clearly stated in your lease. Often, costs are split evenly among tenants or based on unit size.
5. Where can I file a complaint about my utility service or billing?
   You can submit your concerns directly to the Missouri Public Service Commission’s Consumer Services division online or by mail.

Key Takeaways for Missouri Renters

• Your method of utility billing (sub-metering versus master meter) should be clearly stated in your lease.
• Landlords are not legally permitted to disconnect essential utilities as leverage or to overcharge for services.
• If you experience utility billing or service issues, the Missouri Public Service Commission is the official resource for filing complaints and seeking help.

Need Help? Resources for Renters

• Missouri Public Service Commission Consumer Assistance – Resolve utility billing/disconnection issues, get support, or file a complaint
• Missouri Attorney General’s Office Consumer Protection – Get information on landlord/tenant rights and file general consumer complaints
• Legal Services of Missouri – Find low-cost or free legal aid for tenant rights issues

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1. Missouri Revised Statutes, Chapter 441 – Landlord and Tenant Law

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