More than half of London homes are flats, and when a pipe bursts in a block or a converted house, the first question after “how do I stop it?” is usually “whose problem is this?”. The answer depends on where the pipe is and what kind of agreement you have. This is general guidance, not legal advice, so always check your tenancy agreement or lease.
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If you rent
In most private tenancies, the landlord is responsible for repairing the water supply pipes, heating and sanitary fittings. Your job as a tenant is to report the problem promptly, take reasonable steps to limit damage (such as turning off the stopcock) and avoid causing damage through misuse. Tell your landlord or letting agent in writing as soon as possible, with photos.
If the landlord cannot be reached and water is pouring through, it is reasonable to call an emergency plumber to stop the leak. Keep the invoice and notify the landlord straight away.
If you own a leasehold flat
Leaseholders are usually responsible for pipes that serve only their flat, while the freeholder or management company is responsible for shared pipes, risers and the main structure. The exact split is set out in your lease. Buildings insurance arranged by the freeholder often covers escape-of-water damage to the structure, while your contents insurance covers your belongings.
If water comes from the flat above
Contact the neighbour immediately. If they are not home, contact the managing agent or freeholder, who may have access arrangements. Photograph the damage, note the time, and inform your own insurer. Responsibility for the cost depends on where the leak came from and whether anyone was negligent.
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Shared pipes and risers
In purpose-built blocks, water often comes up through communal risers with individual flat supplies branching off. Leaks in the riser or main supply are normally the freeholder’s responsibility. It helps to know where your own isolation valve is so you can shut off your flat without affecting the whole building.
Burst pipe in a flat: what to do first
- Turn off the water at your stopcock or flat isolation valve
- Switch off electrics near the water if safe
- Warn the neighbours below
- Photograph everything
- Notify your landlord, managing agent and insurer
- Get a plumber to make a permanent repair
Getting a repair done quickly
Whoever ends up paying, the priority is stopping the water and making a proper repair. We regularly work with tenants, landlords and managing agents across London, and we provide a clear invoice describing the cause and the repair, which is exactly what insurers ask for.
Frequently asked questions
Can I deduct emergency repair costs from my rent?
Not automatically. Speak to your landlord first, and get advice before withholding rent.
Does my landlord have to fix a leak quickly?
Landlords must carry out repairs within a reasonable time, and serious leaks should be dealt with urgently.
Will the plumber give me a report for insurance?
Yes. We can describe the cause and the work carried out on the invoice.
