In most rented homes, the landlord is responsible for repairing the plumbing, including pipes, drains, basins, sinks, baths and toilets. The tenant’s job in an emergency is usually to report the problem quickly and take sensible steps to limit damage, such as turning off the water.
The exact details can depend on the tenancy agreement, so it helps to know what yours says before anything goes wrong.
What Landlords Are Usually Responsible For
GOV.UK guidance on private renting repairs lists basins, sinks, baths and other sanitary fittings, including pipes and drains, among the things landlords must repair. Thames Water also says that for tenants, the landlord is responsible for fixing leaks on the property’s pipes.
That means a burst pipe, a leaking supply pipe or a broken toilet in a rented home is normally the landlord’s to fix, even if the tenant is the one who discovers it. In blocks of flats, some pipes and valves may be shared, and a managing agent or freeholder may be responsible for those parts.
What Tenants Should Do
Tell your landlord or letting agent as soon as you notice an emergency, and follow up in writing, such as a text or email, so there is a record. Many landlords have an emergency contact number for this.
While you wait, take safe, simple steps to protect the property. Turn off the water at the stopcock if it turns without force, keep clear of water near electrics and move belongings out of the way. Taking photos of the problem can help everyone understand what happened. If water is reaching a flat below, let the neighbour know as well.
GOV.UK says tenants should only carry out repairs if the tenancy agreement allows it. Tenants can also be asked to pay for damage they cause, so it is worth being careful about trying fixes yourself.
If the Landlord Cannot Be Reached
Emergencies do not always happen at convenient times. If you cannot reach your landlord and water is escaping or reaching electrics, focus on safety and limiting damage first. Keep trying to contact the landlord or agent, and keep a note of when you tried.
Check your tenancy agreement for what it says about emergency repairs. Some agreements allow tenants to arrange urgent work in certain situations, while others do not.
Advice for Landlords
If you let a property, make sure tenants know where the stopcock is and how to contact you or your agent in an emergency. Checking that the stopcock turns freely between tenancies, and keeping a record of past plumbing repairs, can also help problems be understood more quickly. Our residential plumbing page covers work arranged by landlords and letting agents.
Whether you are a tenant or a landlord in Oxford, our page on emergency plumbing in Oxford explains what to do when water is escaping and how urgent situations are usually handled.