Report a Plumbing Repair Lambeth

Under Section 11 of the Landlord and Tenant Act 1985, your landlord is responsible for maintaining the structure and exterior of the property, and all water, gas, electricity and sanitation installations — including pipes, drains, radiators and boilers. You are responsible for minor maintenance (unblocking sinks, replacing tap washers) and for any damage you cause. If you live in a housing association or council property in Lambeth, the same rules apply — your landlord is the housing association or council.

There is no single fixed time limit — the law requires repairs within a "reasonable time" depending on urgency. For emergencies in Lambeth (burst pipe, flooding, complete loss of hot water in winter, gas leak): 24 hours. For urgent repairs (no hot water, boiler breakdown, single blocked drain): typically 3–5 working days. For routine repairs (slow drain, dripping tap): typically 28 days. These are guidelines — a court would consider what a "reasonable landlord" would do given the severity of the problem.

First, report the problem in writing (email is fine — keep a record). If your landlord does not respond within a reasonable time, you can: (1) Contact Lambeth Council's Environmental Health team — they can issue a formal notice requiring repairs. (2) Apply to the First-tier Property Tribunal for an order to carry out works. (3) In some circumstances, carry out emergency repairs yourself and deduct the cost from rent — but get legal advice before doing this. Never withhold rent without legal advice — this creates a separate legal problem.