7 November 2026 · 1 min read · By the Plumbees team
A leak between flats is one of the most stressful plumbing problems because it involves other people. This article is general guidance. Responsibility depends on your lease, so always check it.
First, limit the damage
- Turn off your own water if the leak could be coming from your pipes.
- Contact the neighbour above and ask them to check and, if necessary, turn off their water.
- Contact the managing agent or freeholder, particularly if shared pipes may be involved.
- Photograph the damage and note dates and times.
- Tell your insurer promptly.
Who is usually responsible?
As a rough guide, the freeholder or management company is normally responsible for the structure and shared pipes, such as the main risers serving several flats. The leaseholder is usually responsible for pipes, fittings and appliances that serve only their flat. The difference matters, because it decides who arranges and pays for the repair.
Finding the source
The leak is not always from the flat directly above. Water can travel along joists and ceilings before it appears. A plumber can trace the source by checking pipework, waste connections, seals around baths and showers and appliance connections.
Keeping it civil
- Stick to facts, photographs and dates
- Put requests in writing
- Ask for access in a reasonable way, and offer to share the plumber's findings
- Let insurers handle disputes about who pays
How we help
We can investigate, repair the plumbing and give you a clear written account of what we found, which helps with insurers and managing agents. Our leaks and burst pipes page has more detail. If water is coming through now, tell us it is an emergency.