Dealing with leaks
Leaks can vary from major bursts, which can result in flows of up to 60 litres of water per minute, to minor leaks, which may remain undiscovered for several months if the leak is in a concealed area, or where the building is unoccupied for long periods.
Leaks into your property
If water leaks into your home, you should first try to see where the water is coming from. If you are certain that the water is coming from the flat above:
- If possible, talk to the person living in the neighbouring property who may be unaware and may be able to solve the problem. For example, repairing a faulty washing machine, or reporting a visible leak to the Repairs service
- If the person in the flat cannot identify the source of the leak, or you are at the top of the building, you should contact the Repairs Service. Give as many details as possible, including details for the property from which you think the water is coming
If you are not sure where the water is coming from, or you believe it is coming from the roof, guttering, etc. contact our Repairs service and give as many details as possible to help them to identify the problem and send the correct trade. Where we are responsible for the repair, we will make arrangements to carry it out and recharge your share of the costs in with your service charges, where appropriate.
Leaks from your property
If the leak is coming from your property, it is your responsibility to organise the repair work swiftly. You may be notified about the leak by a neighbour who is being affected by it or by us if your neighbour has reported it directly to us.
If we are alerted to a leak coming from your property we will try to contact you by telephone, email and post. It is imortant that you let us now if your contact details have changed so that we can contact you without delay and without causing more damage to the common parts of the building or your neighbours’ homes.
If you do not respond to us in the timescale we ask you to, we may have to take legal action to ensure you repair the leak. We really want to avoid this as it takes time and incurs costs which you may be liable for.
If we have to move your neighbours out of their home on a temporary basis due to the severity of the leak, you may be recharged the cost of their temporary relocation costs.
Where we need to assist in locating the source of a leak from tiled bathrooms/kitchens, we sometimes need to remove tiles. We cannot take responsibility for replacing the tiling/decorations. Plumbing, i.e. pipes/waste pipes etc, must be accessible for inspection.
Non-resident leaseholders
If you do not live at the leasehold property, we will contact you using the contact information you have provided us with. If you are unable to provide us with access yourself, you will need to arrange access either via your tenants or a managing agent. However, as the leaseholder of the property it is your responsibility to ensure we gain access and that the leak is fixed promptly.
Insurance
In accordance with the terms of your lease you must arrange buildings insurance for your property. The insurance you pay along with your annual service charges covers the common parts of the building only and not your individual home. If there is a leak from your home causing damage to other areas of the building including your neighbours’ homes, then you should alert you insurance company for you to make a claim for damage caused.
If you are a Shared Owner, email the Council’s Insurance Team via insurance@lewisham.gov.uk, as you contribute towards the insurance premium for the whole building i.e. the common parts and your individual home.
You'll need to pay a plumber to fix the problem (unless it's a communal pipe which is our responsibility to fix).
How to prevent water damage and leaks
Do Not:
- Ignore a dripping tap
- Discard nappies, wet wipes or cotton buds down the toilet
- Discard cooking fat down the sink
- Stand on sanitary ware
- Carry out alteration works to the plumbing in your property without seeking landlord’s permission – see section 15 of the leasehold guide for more information Lewisham Council - Getting started
Do:
- Find out where your stopcock is and how to turn it off, test it works at least twice each year
- Turn off your water supply at the stopcock if you are going away for a long period of time
- Make sure that pipes and tanks are insulated or heated to prevent them from freezing
- Check for leaks in high-risk areas such as bathrooms, kitchen, boiler rooms etc at least once a year and ideally more regularly
- Check underneath the bath, shower and basin
- Check sealant and grout around shower trays, bathroom and kitchen fittings ensuring they are maintained in good condition
- Make sure you prevent excessive quantities of water from spilling onto bathroom floors from washing, bathing or showering, where the floor is not designed for such purposes
- Use an approved plumber to fit plumbing
- Maintain all heating appliances that you are responsible for in accordance with the manufacturer’s guidance
Common causes of leaks
Kitchen appliances
Kitchens are a common source of escape of water, with built in appliances such as washing machines and dishwashers using large amounts of water. The pipes allowing water to flow can come loose, have joint failures or mechanical faults that can all lead towards a leak, so it’s important to ensure these are fitted correctly and maintained where needed to mitigate the chances. Freezers defrosting can also cause issues.
Toilet cisterns and tanks
A similar issue to kitchen appliances pipes which can happen in toilets is joint failure, which can start out as a small leak and grow into something more substantial. In addition to this, other issues such as limescale can occur and cause damage, plus the chances of frost in a bathroom with an outer-facing wall.
Bath, shower and sink sealant
Whilst it may seem obvious if there is a leak in a bath, shower or sink, this may not always be the case. Hidden pipes again provide a risk, as well as the potential for blocked drains, which can cause water to back up and overflow. Regularly cleaning drains with an appropriate domestic use unblocker is a good way to reduce these chances. Damaged tiling and bath seals can also cause leaks.
Waste pipes and joints
Similarly to baths, showers, sinks and toilets, waste pipes can become blocked easily and the backup can cause overflowing or put undue pressure on the pipes. Joint failure can occur over time, especially if not fitted correctly, and the cold weather can also be a common cause of issues.
Immersion heaters and boilers
Heaters and boilers are often hidden away, making these a significant cause of escape of water and ones that can take a while before they are spotted. Limescale, over-pressure, mechanical faults and joint failure are all risks when it comes to these, which means regular checks by an approved plumber are essential.
Radiators
With the temperature of radiators changing frequently, and with them being out in the open and visible, the chances for damage are heightened. Corrosion over time is possible, as is joint failure if pipes aren’t fitted correctly.
Supply pipes and joints
Corrosion and erosion are possible with pipes and joints, especially as these are hidden away from plain sight. Water pressure and the potential for frost and changing weather conditions are also risks. Soil stacks are prevalent in new builds and, given they are boxed away, can suffer severe damage before becoming visible.
Bathing
We understand some residents prefer to bathe using buckets, jugs or pitchers. This tends to produce more splash back and water on the floor.
You can help to prevent this by:
- using shower curtains
- checking your floor tiles are sealed properly
Overflowing sinks, basins and baths
This is easily done when you're distracted but can cause a lot of damage.
Checking taps
Sometimes we or the local water authority have to turn the water off in certain areas when work is ongoing. We should tell you when this happens.
Make sure your taps are turned off during this time to make sure you do not flood your home when the water is turned back on again.