7 November 2026 · 2 min read · By the Plumbees team
This article is general information, not legal advice. Your tenancy agreement and the circumstances of each case matter, so take advice if you are unsure.
The general rule
For most tenancies in England, the landlord is responsible for keeping in repair the installations for the supply of water, gas, electricity and sanitation. That covers basins, sinks, baths and toilets, and the pipes and drains that serve them. This comes from section 11 of the Landlord and Tenant Act 1985, which applies to shorter tenancies, including most assured shorthold tenancies.
Examples of landlord responsibility
- Leaking or burst pipes
- A toilet that will not flush because of a faulty mechanism
- A broken or leaking tap
- Blocked drains that are not caused by the tenant
- A shower that has failed because of a plumbing fault
What tenants are usually responsible for
- Using the plumbing reasonably and not causing damage
- Not flushing items that block the drains
- Reporting problems quickly
- Taking basic precautions such as keeping the property heated in cold weather
Where a tenant has caused damage through misuse, the landlord may be able to recover the cost, though that depends on the facts and the tenancy agreement.
Fit for human habitation
Landlords must also make sure that a rented home is fit to live in, and leaks, damp and poor drainage can make it unfit. Acting early on reported problems protects both the tenant and the property.
How to handle repairs well
- Ask tenants to report problems as soon as they appear, ideally in writing.
- Respond quickly, and treat leaks and loss of water as urgent.
- Arrange access with notice, as the law requires.
- Keep records of what was reported, what was done and what it cost.
We work with landlords and agents and keep clear records of each job. See our landlord plumbing page, or get a quote.