Plumbing Problems in a Rental: Tenant or Landlord?
Who is responsible for plumbing repairs in a rented UK home, what tenants should report, what they can fix, and how to handle delays and costs.
A dripping tap in your own home is your problem. In a rental, the question of who fixes it, and who pays, is less obvious. The short version is that landlords are generally responsible for the structure and the installations that supply water and heating, while tenants are responsible for looking after the property sensibly and reporting problems quickly. The details matter, though.
This is general information, not legal advice. Your tenancy agreement and the law that applies where you live decide the final answer.
What landlords are typically responsible for
In England and Wales, landlords are generally responsible for keeping in repair the installations for the supply of water, gas, electricity, sanitation and heating and hot water. In practice that usually includes:
- Mains supply pipes and internal pipework.
- Boilers and central heating, including radiators.
- Toilets, baths, basins and showers that are fixtures.
- Drains and waste pipes, where the fault is not caused by tenant misuse.
- Leaks from the roof or structure that affect plumbing.
Rules in Scotland and Northern Ireland differ, so check the local position if you live there.
What tenants are typically responsible for
- Reporting faults promptly, in writing.
- Taking reasonable care, such as not flushing wipes or pouring fat down drains.
- Looking after the property in cold weather, for example keeping heating on to avoid frozen pipes.
- Small fixes the agreement says you will handle, such as a tap washer, which some agreements allow.
- Damage caused by misuse or neglect.
Steps to take when something goes wrong
- Limit the damage. If water is escaping, shut off the supply at the stopcock. Our guide to finding and using your stopcock will help.
- Report it in writing. Email or message your landlord or agent with a description and photos.
- Keep a record. Note dates, replies and any further damage.
- Allow access. Landlords are expected to give notice, usually in writing, before entering.
- Follow up. If there is no response, send a reminder and say what you have already reported.
Can you call a plumber yourself?
Do not arrange and pay for repairs on your landlord's behalf without agreeing first. You may not be reimbursed, and you could break your tenancy terms. If it is a genuine emergency, such as a burst pipe, and you cannot reach the landlord, take sensible steps to stop the damage and document everything. Then tell them as soon as possible.
If your landlord agrees you can organise it, get the cost and scope agreed in writing first. Compito can help you find local providers, and you may also want to read preparing for a plumber visit.
Gas and boiler problems
Never attempt to repair anything involving gas. Landlords must arrange for gas appliances to be checked by a Gas Safe registered engineer. If you smell gas, leave the property, open doors on the way if safe, and call the national gas emergency number.
If your landlord does not act
Keep records and escalate politely. Citizens Advice, your local council's environmental health team and tenant advice organisations can explain your options. Do not withhold rent without proper advice, as that can put you at risk.
Worked example: a leaking shower in a flat
A tenant notices water staining the ceiling of the flat below the bathroom. They turn the shower off, mop up, take photographs and email the agent that evening, describing what they see and attaching the pictures. The agent sends a contractor within the week, who finds a failed seal around the shower tray. Because the tenant reported promptly, the damage stayed limited. Had they kept using the shower for weeks, the downstairs neighbour's ceiling and the tenant's own belongings could have been affected, and the question of who should pay would have been harder to settle.
What to put in a repair report
| Element | Example |
|---|---|
| What | Water dripping from the ceiling light in the hallway |
| Where | Below the upstairs bathroom |
| When | First noticed on the 12th; worse after showers |
| What you did | Stopped using the shower and mopped up |
| Attachments | Two photographs and a short video |
| What you want | Contractor visit and access date |
Special cases
- Houses in multiple occupation and shared houses. Agree which housemate is the contact, so reports are consistent.
- Leasehold flats. Repairs to shared pipes may be the managing agent's job rather than the landlord's.
- Student lets. Ask for the emergency contact at the start of the tenancy.
- Frozen pipes in winter. Keep the heating on low when away, and report promptly; see frozen and burst pipes.
For landlords: reducing repeat callouts
- Fit isolation valves where they are missing.
- Label the stopcock and show new tenants where it is.
- Service heating annually and keep the certificates.
- Give clear emergency contact details.
- Fix small leaks early, since they tend to grow.
Keeping the peace
A short, polite written message and a prompt reply from the landlord resolve most disputes. If the repair drags on, keep copies of everything and seek advice from a tenant advice service.
Frequently asked questions
Who pays if I cause a blockage?
If it is clearly caused by misuse, such as items that should not be flushed, the landlord may charge you. If the cause is an old or damaged pipe, it is usually the landlord's responsibility.
Can my landlord refuse to fix a dripping tap?
A dripping tap is generally a repair issue. Landlords are expected to maintain installations in reasonable working order, although a minor drip may be lower priority than a leak.
What if there is no hot water?
Report it urgently. Hot water and heating are essential installations, and landlords are generally expected to restore them within a reasonable time.