What landlords need to know about dealing with plumbing emergencies
Collaborative Post
Most landlords have been there. The phone buzzes, it’s your tenant, and something’s wrong with the water system. Maybe there’s a burst pipe, or the bathroom’s flooded. It never happens at 2pm on a Wednesday, it’s always late, and annoyingly urgent.
When it comes to plumbing problems, the faster you act, the better. But before panic sets in, let’s break down what really matters in those moments, and how you can stay ahead of the chaos.
It’s your legal responsibility
Under the Landlord and Tenant Act 1985, the landlord is legally responsible for the plumbing. That means sinks, toilets, showers, drains, water heaters – all of it. If it leaks, blocks, or breaks, it’s not your tenant’s problem to solve, it’s yours.
Letting issues linger not only frustrates tenants, it can get you in trouble. Delayed repairs may breach your legal obligations, especially if the problem makes the place unfit to live in. That’s when things start to escalate, and nobody wants that.
Spot the signs early on
Water-related disasters usually don’t show up out of nowhere. They start with a drip under the kitchen sink or a toilet that flushes oddly. If caught early, they’re manageable. If ignored, they become a soaked ceiling or mould behind the walls.
Make it easy for tenants to report small things. Some won’t mention problems unless they feel it’s serious, or unless you’ve told them it matters. A line in the welcome pack, or a quick reminder during a routine visit, can go a long way.
Know who to call
Frantically searching “emergency plumber near me” at midnight is not ideal. Build a relationship with someone reliable ahead of time, ideally a bigger company like Able Plumbers. Ask other landlords or local tradespeople for recommendations.
Check what their response times are like with a non-urgent repair first if needed. It’s even better if they offer 24-hour service – emergencies don’t follow business hours, and neither should your backup plan.
Keep your phone nearby
When something goes wrong, tenants need a way to reach you quickly. Whether it’s a phone number, text line, or email, the contact method should be clear and monitored. And when they do call, stay calm. Ask for photos. Get a rough sense of the damage. If it’s pouring water, don’t hesitate, send help straight away.
After the repair, follow up. A quick message to check things are fixed shows professionalism, and that builds trust. The better your relationship remains with your tenants, the easier it will be to navigate these kinds of issues with minimal stress on all sides.
Plumbing emergencies are part of the territory of being a landlord, but they don’t have to become full-blown nightmares. You do lay the foundations to make these kinds of issues less likely to occur, and much easier to deal with if they do eventually happen. Preparation makes all the difference for everyone involved – for you, your property, and the people living in it.
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