Guides
A practical London guide to urgent leaks, bursts, blocked toilets, failed hot water and when to request a 24/7 plumber callback.
ceiling leaksWhat to do when water appears through a ceiling, how to limit damage and which plumbing faults usually cause it.
boiler pressure lossUnderstand repeated boiler pressure loss, radiator leaks, hidden heating pipe leaks and when to book a plumber.
blocked toiletsA plain-English guide for blocked toilets in flats, homes, shops and rental properties across London.
hidden leaksHow to read damp patches, meter movement, mould, swollen skirting and unexplained water use before damage spreads.
landlord plumbing repairsHow landlords and agents can handle tenant plumbing reports, access, approval, photos and quote confirmation.
bathroom leaksBath, basin, shower, toilet and waste leaks explained for flats, period homes and managed buildings.
water isolationFind, test and use stopcocks and local isolation valves without making a leak worse.
commercial plumbingPlumbing guidance for shops, offices, salons, cafes, managed blocks and small business washrooms.
radiator faultsHow radiator valve leaks, trapped air, sludge and circulation faults affect heating in London homes.
dripping tapsWhy taps drip, when cartridges or washers fail, and what to prepare before a tap repair callback.
shower faultsA guide to slow shower drainage, leaking trays, failed seals, waste leaks and shower valve faults.
older property plumbingWhy period homes and converted flats need careful plumbing diagnosis before walls or floors are opened.
flat plumbingHow shared stacks, risers, neighbours, concierge access and building management change plumbing repairs.
water heater faultsHot water cylinder leaks, heater valve faults, expansion issues and no hot water explained.
choosing a plumberWhat to check before booking: quote clarity, coverage, phone number consistency, access questions and service fit.
kitchen sink blockagesWhy kitchen sinks block more than other fixtures, what to try safely, and when a blockage needs a plumber rather than a bottle of drain cleaner.
washing machine plumbingCommon causes of a leaking or slow-draining washing machine in London flats and houses, and how to tell a machine fault from a plumbing one.
outside tapsWhy outside taps drip, freeze or stop working, and what to check before assuming the whole supply line needs replacing.
frozen pipesHow to spot a frozen pipe early, thaw it safely, and reduce the risk of a burst once temperatures drop below freezing.
new build snaggingThe plumbing faults that show up most in the first year of a new London flat or house, and which ones are worth raising with the developer.
Read before you call
Each guide covers one specific plumbing problem in depth, so you know what to check, what's urgent, and which service to book once you've read it.
Rather than one long page trying to cover every plumbing fault at once, each guide takes a single problem and goes into real depth: what causes it, what makes it worse, what a fair quote should cover, and what to do while you wait for a callback.
That means the guide for a running toilet reads differently to the guide for a burst pipe, because the two problems behave differently and need different first steps.
If your symptom does not obviously match one title, pick the closest one and read the "common symptoms" section near the top; most guides list several ways the same underlying fault can show up, from a ceiling stain to a boiler error code.
If you are still unsure after that, call 020 7101 0629 and describe what you can see. We would rather ask a couple of extra questions than have you guess at the wrong guide.
Every guide links to the service page that matches its problem and to relevant borough pages, so once you know what is wrong you can go straight to pricing detail and a quote form rather than starting your search again.
If the guide describes something urgent, such as active water or a fault affecting a neighbour, it says so directly and points you to the phone number rather than encouraging you to keep reading.
A guide written for a detached house does not always apply cleanly to a converted flat or a managed block, so ours cover the access and approval questions that come with shared stacks, riser cupboards and building management, not just the fault itself.
Landlords, tenants, letting agents and small businesses all read these guides for different reasons; each one is written to be useful whichever side of that conversation you are on.
Some problems need a plumber straight away rather than more reading: active water, a leak affecting another flat, no hot water for someone vulnerable, or a fault that keeps getting worse. If that is your situation, skip ahead and call 020 7101 0629.
For everything else, work through the guide, note down what matches your situation, and use the linked service page or the quote form when you are ready.
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.
No. If you already know what is wrong, go straight to the matching service page or call 020 7101 0629. The guides are there for people who want more detail first.
Yes. Each one covers the access, approval and property-type questions that come up in London flats, conversions and managed blocks, not just the fault in general.