Who is responsible for plumbing repairs in a rented property in London?

Under Section 11 of the Landlord and Tenant Act 1985, landlords are responsible for maintaining pipes, drains, heating systems and sanitation in rented properties across London.

How long does a landlord have to fix a plumbing emergency in London?

For plumbing emergencies (burst pipe, flooding, loss of heating in winter), a landlord should respond within 24 hours. For urgent repairs, 3–5 working days. For routine repairs, up to 28 days.

What can I do if my landlord won't fix the plumbing in London?

You can contact your local council's Environmental Health team, apply to the First-tier Property Tribunal, or seek advice from Shelter or Citizens Advice. In emergencies, you may be able to arrange repairs directly and seek reimbursement.

Tenant Rights · Landlord Obligations · 24/7 Emergency

Report a Plumbing Repair in London — Your Rights as a Tenant

If you rent in London, your landlord is legally responsible for plumbing repairs — but you must report the problem correctly to trigger that obligation. This guide covers exactly what to report, how to report it, how long your landlord has to respond, and when you can call us directly.

Call 020 7870 3200 — 24/7 Emergency

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Who Is Responsible for Plumbing Repairs?

Under Section 11 of the Landlord and Tenant Act 1985, landlords must maintain:

Structure and exterior of the property
Water and gas pipes
Drains and sanitation
Heating and hot water systems
Electrical wiring

Tenants are responsible for:

Unblocking sinks they blocked
Replacing tap washers
Reporting problems promptly

Important: Neither party can contract out of these obligations. Any tenancy clause that attempts to shift these responsibilities to the tenant is legally unenforceable.

How to Report a Plumbing Repair to Your Landlord

Report in writing

Email is best — it creates a date-stamped record. Include: your address, what the problem is, when it started, and whether it is getting worse.

Be specific

"There is a leak under the kitchen sink that has been dripping for 3 days and is getting worse" is better than "the sink is broken."

Keep a copy

Screenshot your email or save the sent message. You may need this as evidence if the landlord disputes the timeline.

Follow up

If no response within 24 hours for an emergency, or 5 working days for non-urgent issues, send a chasing message — and keep that copy too.

Landlord Response Time Requirements

Emergency

Burst pipe · flooding · complete loss of heating in winter · gas leak

Your landlord should respond same day or within 24 hours. If they cannot be reached, you may be entitled to arrange emergency repairs yourself.

Urgent

No hot water · boiler breakdown · single blocked drain · toilet not flushing

Landlord should arrange repair within 3–5 working days.

Routine

Dripping tap · slow drain · minor leak

Landlord should arrange within 28 days.

If Your Landlord Won't Fix the Plumbing

Contact your local council's Environmental Health team — they can issue a formal Housing Health and Safety Rating System (HHSRS) notice requiring the landlord to carry out repairs.

Apply to the First-tier Property Tribunal — for a formal order requiring the landlord to carry out works.

Carry out emergency repairs and deduct from rent — only in very specific circumstances and only after taking legal advice. Do not do this without advice.

Contact Shelter or Citizens Advice — free advice for tenants in dispute with landlords.

Plumbing emergency RIGHT NOW and can't reach your landlord?

You don't have to wait. Call us directly — we attend within 30–60 minutes and can invoice the landlord directly with our written report.

Call 020 7870 3200

Emergency Plumbers — 24/7 Across London

30–60 minute response. Fixed price before work starts. Landlord-suitable written report provided.