At Ring A Plumber, we’re often the first on the scene when a leak in one flat causes damage to others below it. But who’s actually responsible for the repair bill?
If you live in a block of flats in the UK, this is something you need to understand — because one leaking pipe could turn into a legal and insurance headache.
Let’s break it down.
Scenario: A Leak from One Flat Affects Two Others Below
It’s a common issue:
A pipe bursts, a bath overflows, or a washing machine floods in one flat. Water trickles (or pours) into the flats underneath, damaging ceilings, walls, and fixtures.
The affected leaseholders often turn to the freeholder, expecting repairs to be covered by the building’s insurance.
But is that the right move?
The Expert Breakdown: Who’s Actually Responsible?
At Ring A Plumber, we don’t just fix the issue — we understand the insurance and legal implications, too.
Here’s what matters:
1. Where Did the Leak Come From?
The source of the leak determines who’s responsible.
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Inside a flat (demised premises)?
If the leak came from something private to the flat — like a flexi hose, bath, or washing machine — the leaseholder may be responsible. -
From communal pipework?
If it’s part of the building’s infrastructure (shared pipes, tanks, roofing), the freeholder is likely responsible, and the block insurance should be used.
2. What Does the Building’s Insurance Actually Cover?
Most blocks of flats in the UK have buildings insurance arranged by the freeholder or managing agent. This policy usually covers:
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The structure of the building
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Ceilings, walls, and floors
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Water damage from escape of water, like leaks
In most cases, damage to the flats below from a leak is covered by the block policy.
But the cost to fix the leak itself in the original flat is not usually covered.
3. What If the Leak Was Caused by Negligence?
If the leaseholder who caused the leak was negligent — say, they ignored a leaking pipe or left a bath running — then the affected leaseholders may be able to make a private claim against them.
However, in practice, most people go through the block insurance for speed, simplicity, and guaranteed coverage.
The Right Approach (From a Freeholder’s Perspective)
“Damage to other flats caused by a leak is typically covered by the block’s building insurance. The leaseholder of the affected flat should contact the managing agent or insurer to initiate a claim. The leaseholder of the flat where the leak began may need to fund their own repairs — especially if it was caused by something within their property.”
In short:
Use the block insurance to repair the damage to other flats, unless there’s a serious case of proven negligence — in which case legal advice might be necessary.
What About the Insurance Excess?
Many policies have an excess (often £250–£1,000) which will apply.
This excess may be split among the affected flats or paid from the service charge, depending on what the lease says.
Don’t Forget: Check the Lease
Every block is different. The lease will spell out who is responsible for what. If the block has a Right to Manage (RTM) company, the directors may need to be involved too.
Why Ring A Plumber Gets Involved
Leaks between flats are more than just plumbing problems — they’re legal and insurance minefields. When we attend these types of callouts, we:
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Stop the leak at the source
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Identify whether the issue is communal or private
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Help leaseholders and landlords navigate the next steps
Need help with a flat-to-flat leak? We’re available 24/7 for emergency callouts and expert advice.
📞 Contact Ring A Plumber:
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Phone: 07304 079488
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Website: www.ringaplumber.com
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Service areas: Paddington, Bayswater, Notting Hill, Marylebone, and across West London
Conclusion
If your flat has suffered water damage from the flat above, the block’s insurance is usually the correct route for repairs. The leaseholder who caused the leak might be liable for their own plumbing issue — but not necessarily for the damage below.
Still confused?
Let us take a look. Ring A Plumber is the go-to emergency plumber in West London for issues just like this.
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