Blog
The first steps are identical, but flats and houses run into different walls, valves and neighbours once the water starts moving.
The reason a drain blocks in a converted terrace is rarely the reason it blocks in a new-build block, and the fix usually follows the cause.
A ten-minute check with every tap off can tell you whether water is escaping somewhere you cannot see.
Most plumbing repairs in a rented home are the landlord’s responsibility by law, but a few common faults sit with the tenant instead.
Time of day, access, parts and how contained the fault is all move the price more than the type of job itself.
A stopcock that has not been touched in years is the single biggest reason a small leak turns into a big one.
A period house split into flats rarely shares pressure evenly, and the top floor usually loses out first.
Knowing what sits behind a locked riser cupboard, and who holds the key, saves real time when something goes wrong.
A few checks before temperatures drop are far cheaper than a frozen or burst pipe once they do.
A ten-year-old boiler with one fault is a different decision to a fifteen-year-old boiler with a history of them.
The first five minutes matter. Isolate the water, protect electrics and get a plumber booked fast.
Older pipe runs, shared stacks, grease and heavy tenant use all make blocked drains common in London.
Damp smells, staining, meter movement and boiler pressure drops can point to hidden leaks.
Repeated pressure loss can be caused by leaks, faulty valves, radiator issues or expansion vessel faults.
Reduce tenant disruption with checks for leaks, drains, toilets, isolation valves and heating pressure.
Period homes often combine old pipework, modern bathrooms and pressure issues.
A running toilet wastes water and can usually be isolated until a repair is arranged.
Call quickly for active leaks, no water, blocked toilets, ceiling leaks and unsafe hot water issues.
If the boiler fires up normally but the water still runs cold, the fault is often the immersion heater, not the boiler itself.
Much of London sits on hard water, and the limescale it leaves behind causes more plumbing call-outs than people realise.
A garden that floods after rain is often a drainage problem, not just heavy weather, and it can connect back to the property’s plumbing.
Shared houses and HMOs bring extra plumbing questions that a single-let property does not, from who reports faults to who approves the visit.
The same symptom can mean something different depending on which of the three main boiler types is actually fitted.
A loud bang when a tap shuts off is usually water hammer, and it is worth sorting before it works a fitting loose.
Moving a toilet or shower a few feet can be simple or genuinely complicated, depending on where the existing pipework actually runs.
A wet basement is not always a plumbing fault, but plumbing is often part of the solution once the source is understood.
A sudden jump in your water bill usually has a plumbing explanation, and some of it may even be refundable.
If water flow drops or stops after any work on the system, an airlock is one of the most common and easiest causes to fix.
Plumbing, plainly explained
No jargon, no padding: just what's likely wrong, how urgent it is, and what to do about it.
Practical, London-specific guidance: burst pipes, blocked drains, hidden leaks, boiler pressure faults, running toilets, and a landlord's checklist for reducing tenant callouts. Each one is written around a single problem rather than covering everything at once.
They are written for real London properties: flats with shared stacks, period terraces with older pipework, and managed blocks where a building manager controls access to a riser cupboard.
An article can help you work out whether something needs attention today or can wait for a convenient appointment, and what to check or photograph before a plumber arrives.
It is not a substitute for someone actually looking at the fault. Treat it as a way to understand what you are dealing with, not a full diagnosis.
If water is actively escaping, a ceiling has started dripping, a toilet cannot be used, or a boiler has stopped producing hot water for someone vulnerable, stop reading and call 020 7101 0629 straight away.
For anything contained, finish the article, then use the service or borough links at the end to book at a time that suits you.
Boiler pressure that will not hold, hidden leaks that only show up as a damp patch somewhere else in the property, and the difference between a fault a landlord needs to know about straight away and one that can wait for a routine visit all get covered in detail rather than in passing.
Older London properties and rented flats come up constantly across the articles, because that is where most of the trickier faults tend to happen.
A guide written for a detached house rarely translates cleanly to a converted flat or a managed block. Shared stacks, riser cupboards, concierge access and building management approval change how a fault gets sorted, so the articles here stay specific to the kind of properties actually found across London.
That is also why the articles keep pointing back to the relevant service and borough pages rather than trying to cover every scenario in one place.
Whatever brought you to this page, the pricing process stays the same: we look at the job, agree a fixed figure with you, and only then start work. If the scope changes once we are on site, for example a straightforward repair turning out to need a part replaced, we stop and talk to you again before carrying on.
That agreed-price step matters most when the person approving the cost is not the person on site, which is exactly the situation most landlords, agents and business owners are in.
If water is running, isolate it if you safely can, using the stopcock or nearest valve. Do not force anything that will not turn. Keep clear of any electrics near water, move belongings out of the way, and take a few photos once things are under control. If a drain is blocked, stop using the affected fixture rather than continuing to run water into it.
In flats and managed buildings, check whether building management controls any shared valves or riser access before we get there. If the property is rented, tell the landlord or agent early if their sign-off is needed before work can go ahead.
Treat it as urgent if water is actively escaping, a ceiling is dripping, electrics might be affected, a toilet cannot be used, a drain is backing up, a business cannot operate normally, or someone vulnerable has no hot water or heating. These situations need a same-day decision, because delay tends to make the damage or the disruption worse rather than better.
Contained issues can still go through the quote form rather than a phone call. If a leak has stopped, the water is isolated, or a fixture can simply be left unused for now, describe the problem and we will call you back to arrange a convenient time instead.
Be specific about the room, the fixture and when it started. Say whether it is under a sink, behind a toilet, near a radiator, below a bath, around a shower tray, inside a kitchen unit or outside near a drain. Mention whether it started suddenly, only happens when a fixture is in use, or has been getting worse over a few days.
If there is water, say whether it is dripping, running, pooling or just showing up as a damp patch. If there is a blockage, say whether it is one fixture or several running slowly at once. If it is a boiler pressure problem, say how often it drops and whether any radiator valves or nearby pipework look damp.
Do not lift flooring, remove panels or force valves you are not sure about. Avoid using the affected fixture if we have advised against it. Keep clear of any water near sockets, switches or appliances, and mention that when you call. If a ceiling is leaking, a container underneath is fine if it is safe to place one, but stay well away from any plaster that looks like it is sagging.
In flats and managed buildings, tell a neighbour or the building manager if water might be travelling between properties; shared plumbing can make the source hard to pin down, and an early heads-up avoids access problems later. If you run a business, keep staff and customers clear of wet floors and let us know if trading is affected.
A fair quote states the job clearly, covers labour and any parts needed, and does not change once work has started unless the scope genuinely changes. It should not leave you guessing what is and is not included. If a job might need a follow-up visit, for example to let plaster dry before a wall is made good, we say so at the quote stage rather than after the invoice lands.
Not every job costs the same, because not every property is the same. A ground-floor flat with an easy-to-reach stopcock is a different job to a boxed-in pipe run behind a bath panel in a top-floor conversion. What stays consistent is the order things happen in: we look, we quote, you agree, then work starts.
Call 020 7101 0629 when the problem is active, spreading, or stopping you from using the property normally. Use the quote form when it is contained, when you would rather book a convenient time, or when a landlord, tenant or agent needs the details written down before approving the visit.
Either route gets you to the same place: we understand what is wrong, confirm when someone can come, and agree the price before work starts. Neither one commits you to anything until you have said yes to the quote.
Before the plumber arrives, clear access to the affected area if it is safe to do so: empty the cupboard under a sink, move boxes away from a boiler, or unlock a meter cupboard if that is where access is needed. Make sure someone can answer a call from an unknown number around the appointment time, in case the plumber needs to confirm anything on the way.
If the property is rented, tell the landlord or agent as early as possible so their approval does not hold up the visit once a slot is booked. If you are in a managed block, check whether the building manager needs to be involved for lift access, concierge sign-off, or a shared riser cupboard.
Most calls start with something visible or inconvenient: a ceiling stain after a shower upstairs, a blocked kitchen sink, a toilet that keeps refilling, a tap that will not shut off, a wet patch near a pipe, a boiler pressure drop, or a drain smell that keeps coming back. The sooner the symptom is described clearly, the easier it is to work out whether it needs urgent attention or a planned visit.
Some faults are not dramatic at first. A small drip can damage cabinets, flooring and plaster if it is left. A slow drain can become a full blockage within days. A pressure drop can point to a leak nowhere near the boiler itself. A short call is usually enough to turn a vague worry into a clear next step.
You should not need to work through a long list of questions before speaking to someone. The basics get things moving: the type of problem, your name, phone number, postcode and a short explanation of what is happening. Anything more detailed can be sorted out once we are talking, rather than making you pick a technical term for a fault you have never had to name before.
Describing what you can actually see matters more than getting the terminology right. We would rather hear "water dripping from the light fitting below the bathroom" than have you guess at a diagnosis over the phone.
Yes. We work across all 32 London boroughs, with a page for each one covering local property types and the services on offer there.
Yes. We look at the job, agree a fixed price with you, and only then start work.
Yes. We run a 24/7 line and will give you a straight answer on the next available slot rather than a vague callback promise.
Yes. We work with landlords and letting agents regularly, and are used to arranging access with a tenant while the landlord approves the cost.
Yes. Each article links to the service and borough pages that match the problem it covers.
No. It is here to help you understand a problem and judge urgency, not to replace someone actually looking at it.