Updated October 2026
In short: Responsibility depends on where the leak comes from. A leak from fittings inside the upstairs flat (a bath, washing machine or pipe serving only that flat) is usually that flat's owner's responsibility. Leaks from shared pipes, the roof or the structure are usually the freeholder's or management company's. In practice, insurance pays for most damage, so act fast and record everything.
What to do straight away
| 1 | Stop the water Contact the upstairs occupier. If no one answers, call the managing agent or building concierge. Turn off your electrics if water is near fittings. |
| 2 | Record the damage Photos and video, dates and times, and anything damaged. |
| 3 | Notify Your landlord or managing agent (if you rent), your insurer, and the building's managing agent. |
| 4 | Find the cause A plumber or leak detection specialist confirms the source, which decides responsibility. |
| 5 | Repair and claim Repairs to the source first, then drying out and making good. |
| Source of leak | Usually responsible | Insurance |
|---|---|---|
| Appliance, bath or pipe serving only the upstairs flat | Upstairs flat owner (or their tenant if caused by negligence) | Buildings insurance for structure; contents insurance for belongings |
| Shared pipes, risers, roof | Freeholder or management company | Building insurance policy; excess often via service charge |
| Tenant negligence (e.g. overflowing bath) | The tenant may be liable | Tenant's liability cover if they have it |
Your lease sets out who repairs what. Always check it.
If you rent
Report the leak to your landlord or agent immediately. Landlords must repair the structure and installations. Damp and mould from leaks must be dealt with promptly, and new duties are being phased in for private landlords under the Renters' Rights Act.
How Fraser Bond helps
- Simple repair reporting for tenants in properties we manage
- Fast contractor dispatch and leak detection
- Liaison with freeholders, neighbours and insurers
- Making good and tenant communication
Landlord dealing with a leak?
Our management team handles repairs, insurers and neighbours for you.
Speak to our teamRelated guides
- Water Leak from Upstairs Flat: Who Is Liable in the UK?
- How to Find Where a Leak Is Coming From – Water Leak Detection Guide
- Roof Leak or Damage in London Flats? – Expert Flat Roof Services
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