The short answer
In a rented home, the landlord is usually responsible for repairing a burst pipe. The Landlord and Tenant Act 1985 says landlords must keep the water supply and pipework in repair. A tenant may have to pay if the burst was caused by their own negligence, such as leaving the heating off in freezing weather while away. Damage to the tenant's own belongings is covered by the tenant's contents insurance.
Who is responsible for what?
| Item | Usually responsible |
|---|---|
| Repairing the burst pipe | Landlord |
| Damage to the building (ceilings, floors, walls) | Landlord, via buildings insurance |
| Damage to the tenant's belongings | Tenant, via contents insurance |
| Burst caused by tenant negligence | Tenant may be liable |
| Leak from a neighbour's flat | Depends on the source and the lease |
What counts as tenant negligence?
- Turning the heating off completely during a freeze while away for a long time.
- Damaging a pipe during DIY or by drilling into a wall.
- Ignoring a known leak and not reporting it.
Tenancy agreements often ask tenants to take reasonable steps to stop pipes freezing. Check yours for the exact wording.
What tenants should do first
- Turn off the stopcock and make the electrics safe.
- Tell the landlord or letting agent straight away, in writing as well as by phone.
- Take photos of the damage.
- Protect your belongings and contact your contents insurer.
What landlords should do
- Arrange a plumber quickly. A burst pipe is an urgent repair.
- Contact your buildings or landlord insurer.
- Arrange drying out and repairs to ceilings and floors.
- Keep records of every step for your insurer and the tenant.
How we help landlords and agents
We repair burst pipes and leaks for landlords, letting agents and housing providers across London and the Home Counties, and provide a short written note of the cause for insurers.
Related service: landlord and commercial plumbing.
A few common questions
Is the landlord responsible for a burst pipe?expand_more
Usually, yes. Under the Landlord and Tenant Act 1985, landlords must keep the water supply and pipework in a rented home in repair. The landlord normally pays for the repair and for damage to the building, often through buildings insurance. The tenant covers their own belongings.
When does a tenant pay for a burst pipe?expand_more
A tenant may be liable if the burst was caused by their negligence, such as turning the heating off completely during a freeze while away, or damaging a pipe while drilling. Tenancy agreements often require reasonable steps to stop pipes freezing, so check yours.
Does the landlord's insurance cover tenant belongings?expand_more
No. A landlord's buildings or landlord insurance covers the structure and the landlord's own items, not the tenant's belongings. Tenants need their own contents insurance to cover furniture, clothes and electricals damaged by a burst pipe or leak.
What should a tenant do when a pipe bursts?expand_more
Turn off the stopcock, make the electrics safe and tell the landlord or letting agent straight away, by phone and in writing. Take photos of the damage, protect your belongings and contact your contents insurer. Keep a record of all communication.
How quickly must a landlord fix a burst pipe?expand_more
A burst pipe is an urgent repair, so the landlord should act as soon as they are told. Delays can cause more damage and may leave the landlord liable for extra costs. Tenants should report it in writing so there is a clear record.