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London plumbing advice
Helpful articles for leaks, drains, boilers, toilets and older London properties.Burst Pipe in a Flat vs a House: What Actually Changes
The first steps are identical, but flats and houses run into different walls, valves and neighbours once the water starts moving.
Blocked Drains in Victorian Terraces vs New Build Flats
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.
How to Read Your Water Meter to Spot a Hidden Leak
A ten-minute check with every tap off can tell you whether water is escaping somewhere you cannot see.
Landlord or Tenant: Who Pays for Plumbing Repairs in a Rented London Property
Most plumbing repairs in a rented home are the landlord’s responsibility by law, but a few common faults sit with the tenant instead.
What Actually Drives the Cost of an Emergency Plumbing Call-Out
Time of day, access, parts and how contained the fault is all move the price more than the type of job itself.
Signs Your Stopcock Needs Attention Before You Actually Need It
A stopcock that has not been touched in years is the single biggest reason a small leak turns into a big one.
Why Water Pressure Is Often Worse in a Converted Flat
A period house split into flats rarely shares pressure evenly, and the top floor usually loses out first.
What Building Management Actually Controls in a Shared Block
Knowing what sits behind a locked riser cupboard, and who holds the key, saves real time when something goes wrong.
Getting a London Property Ready Before a Cold Snap
A few checks before temperatures drop are far cheaper than a frozen or burst pipe once they do.
Repair or Replace: Deciding What to Do With an Old Boiler
A ten-year-old boiler with one fault is a different decision to a fifteen-year-old boiler with a history of them.
What to Do When a Pipe Bursts in a London Home
The first five minutes matter. Isolate the water, protect electrics and get a plumber booked fast.
Why Drains Block So Often in London Properties
Older pipe runs, shared stacks, grease and heavy tenant use all make blocked drains common in London.
7 Signs You May Have a Hidden Water Leak
Damp smells, staining, meter movement and boiler pressure drops can point to hidden leaks.
Why Your Boiler Pressure Keeps Dropping
Repeated pressure loss can be caused by leaks, faulty valves, radiator issues or expansion vessel faults.
A Plumbing Checklist for London Landlords
Reduce tenant disruption with checks for leaks, drains, toilets, isolation valves and heating pressure.
Common Plumbing Problems in Older London Homes
Period homes often combine old pipework, modern bathrooms and pressure issues.
How to Stop a Running Toilet Before Calling a Plumber
A running toilet wastes water and can usually be isolated until a repair is arranged.
When Should You Call a 24/7 Plumber?
Call quickly for active leaks, no water, blocked toilets, ceiling leaks and unsafe hot water issues.
Plumbing, plainly explained
Real answers to the questions Londoners actually ask
No jargon, no padding: just what's likely wrong, how urgent it is, and what to do about it.
Plumbing guide
Plumbing advice worth reading before you book
The articles here answer the questions people usually have before they decide whether to book a plumber: why a boiler keeps losing pressure, what to do the moment a pipe bursts, how to spot a hidden leak before it spreads, and what landlords should check between tenancies.
Every article points to the service or borough page that matches the problem it covers, so reading about a fault and actually booking someone to fix it are never more than a click apart.
What you will find here
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.
Reading before you decide
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.
When to stop reading and just call
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 3907 3663 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.
Topics that come up again and again
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.
Written for London properties, not generic advice
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.
Getting a price agreed
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.
Before we arrive
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.
Recognising a genuine emergency
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.
Describing the problem clearly
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.
Staying safe until we arrive
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.
What a fair quote actually looks like
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.
Phone or quote form: which to use
Call 020 3907 3663 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.
Getting ready for the visit
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.
Common reasons people get in touch
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.
Keeping the call short
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.
Explore the site
Common questions
Do you cover the whole of London?
Yes. We work across all 32 London boroughs, with a page for each one covering local property types and the services on offer there.
Will I get a price before anyone starts work?
Yes. We look at the job, agree a fixed price with you, and only then start work.
Can someone come out at night or on a weekend?
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.
Do you deal with landlords, agents and rented properties?
Yes. We work with landlords and letting agents regularly, and are used to arranging access with a tenant while the landlord approves the cost.
Can I book directly from a blog article?
Yes. Each article links to the service and borough pages that match the problem it covers.
Is the blog a substitute for calling a plumber?
No. It is here to help you understand a problem and judge urgency, not to replace someone actually looking at it.