Updated October 2026
In short: Landlords must keep the installations that supply water, gas, electricity, sanitation and hot water in repair and working order. A home must have an adequate supply of clean water to be fit for habitation. Landlords can't cut off a tenant's water to pressure them, which is harassment. Water bills are usually the tenant's responsibility unless the tenancy says otherwise.
| Issue | Who's responsible | Typical response |
|---|---|---|
| No water due to a fault in the property's pipes or tank | Landlord | Urgent repair, ideally within 24 hours |
| No hot water (boiler failure) | Landlord | Urgent repair; provide temporary heaters or hot water if delayed |
| Mains outage in the area | Water company | Report to the water company; landlord should keep tenants informed |
| Water bills | Usually the tenant | Check the tenancy; landlord pays if bills are included |
| Leaks caused by tenant misuse | Tenant may be liable | Landlord repairs, may recharge if negligence is shown |
Legal basis
- Landlord and Tenant Act 1985, section 11: repair of installations for water, gas, electricity, sanitation and heating
- Homes (Fitness for Human Habitation) Act 2018: adequate water supply and drainage
- Protection from Eviction Act 1977: cutting off services to drive a tenant out is a criminal offence
Tenants: if the water fails
- Check with neighbours or the water company for a local outage
- Report to your landlord or agent in writing straight away
- Keep a record of dates, messages and costs
- If there's no response, contact the council's private housing team
How Fraser Bond manages water and heating issues
- Rapid contractor dispatch for loss of water or hot water
- Annual boiler servicing and gas safety checks
- Clear tenant reporting and updates
- Records that keep landlords compliant
Landlord wanting hassle-free repairs?
Our management team handles emergencies and compliance for you.
Speak to our teamRelated guides
- How long can a landlord leave you without electricity?
- Water leak from upstairs flat: who is responsible?
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