A plumbing leak doesn’t usually arrive with a dramatic flood. Most of the time it creeps in quietly: a slow drip under the sink, a damp patch that “sort of dries”, a musty smell you can’t place, or a ceiling stain that gets a little bigger every week. Then, before you know it, you’re dealing with peeling paint, warped flooring, mould, ruined belongings, and that constant worry in the back of your mind: what’s going to fail next?

If you’re renting, this matters even more. Water damage is one of the fastest ways for a home to become unhealthy and genuinely unsafe. And it’s not rare, either — in England, around 1.3 million dwellings (5%) had damp problems present in 2023–24. That’s millions of people living with conditions that often start with leaks or water getting where it shouldn’t.

This guide explains how water damage spreads, the warning signs to look out for, and who is normally responsible for putting it right.

How disrepair spreads from a simple leak

Water is sneaky. It doesn’t just sit on the surface — it travels.

Here’s what tends to happen when a leak is left unresolved:

• Moisture soaks into plaster and timber, weakening ceilings, walls, skirting boards and floorboards.

• Paint bubbles and peels because the wall behind it never fully dries.

• Flooring lifts or warps, especially laminate and vinyl where water gets trapped underneath.

• Mould growth accelerates once moisture sticks around (particularly behind furniture, inside cupboards, and in corners with poor airflow).

• Electrical risk increases if water reaches light fittings, sockets, or wiring routes in walls and ceilings.

• Hidden damage gets worse because the leak is often behind units, under baths, or inside boxing where you can’t see it.

That’s why “just keep wiping it” doesn’t work. The surface might look better for a day, but the structure behind it can keep deteriorating.

The most common places leaks start

Some leak sources show up again and again in disrepair cases:

• Under-sink pipework (waste traps, joints, loose fittings)

• Toilet leaks (cistern, flexi hose, seal failures, overflowing)

• Bath and shower sealant failure (water tracking behind tiles or under the tray)

• Radiator valves and pipe joints (especially when heating turns on in colder months)

• Boiler or heating pipework leaks

• Ceiling leaks from the flat above

• Cracked or blocked drains causing damp patches and smells

If the issue is recurring — “fixed” but back again it usually means the root cause hasn’t been properly addressed.

When a leak becomes a health issue

Water damage is not just a property problem. Persistent dampness and mould can affect your breathing, sleep, and general wellbeing, and it can be especially hard on children, older people, and anyone with asthma or allergies.

If you’re noticing a mouldy smell, black spotting, condensation that won’t ease, or you’re constantly drying out the same areas, treat it like a real issue — because it is.

If your situation includes broader issues like damp or mould as well as leaks, it’s worth reading the Housing Disrepair Claims page so you understand what support is available.

Who is responsible for fixing plumbing leaks in rented homes?

In most rental situations, your landlord (or social landlord) is responsible for repairing plumbing leaks and making good the damage — especially when it relates to the property’s installations, structure, and basic habitability.

Landlord responsibility: the usual rule

Landlords are generally expected to keep key parts of the property in repair, including:

• water supply and drainage

• sinks, baths, toilets (where they’re part of the fixed installations)

• heating and hot water systems

• pipes, joints, and internal plumbing that serves the home

• damage caused by leaks that stem from disrepair

If you’re renting from the council or a housing association, Claim First makes it clear they help tenants across England and Wales where landlords haven’t acted — see Housing Disrepair Claims.

Tenant responsibility: what you’re expected to do

You’re usually expected to:

• report problems promptly

• take reasonable steps to prevent avoidable damage (for example, turning off the stopcock if a pipe bursts and it’s safe to do so)

• allow access for inspection and repairs

• avoid causing damage through misuse or unauthorised DIY

Importantly: if you reported a leak and the landlord delays, ignores, or repeatedly patches it without fixing it, that’s not on you.

What if the leak is coming from the flat above?

This is common in blocks.

You might see the damage, but the source could be:

• a neighbour’s plumbing issue

• communal pipework

• building-level problems managed by a freeholder or managing agent

Even when the behind-the-scenes responsibility is complicated, you still shouldn’t be left living with a worsening damp ceiling and unsafe electricity while people argue. The key thing is making sure it’s reported and escalated properly.

What you should do as soon as you spot a leak

If you want the leak fixed faster and you want to protect yourself if it becomes a formal dispute, focus on 4 things: report, evidence, access, and safety.

1) Report it in writing

Even if you call first, follow up with an email or message so there’s a record.

2) Collect evidence (without making it a full-time job)

• dated photos and videos

• a weekly “same angle” photo of the damp patch if it’s spreading

• notes of when you chased and what you were told

• any impact (rooms you can’t use, damaged items, health symptoms)

3) Keep access reasonable

If repairs are offered, cooperate and keep proof. If appointments are missed, note it.

4) Put safety first

If water is near electrics (lights, sockets, consumer units), don’t gamble with it. Keep using phrases like “electrical safety concern” when reporting — it matters.

If you’re unsure where to start, the Services page shows the different claim types Claim First handles, and how the process works.

Can you claim compensation for leak-related disrepair?

You may be able to, particularly if the leak and water damage has:

• been ongoing for a long period

• affected rooms you can use (bedroom, kitchen, bathroom)

• caused mould, damp, or unsafe conditions

• damaged belongings

• impacted your health or day-to-day life

Claim First’s approach is built around making it simple and stress-free, and they often describe outcomes in terms of £1,000s alongside getting repairs enforced. For real examples of outcomes, you can read Testimonials.

FAQs

How do I know if a damp patch is an active leak or old staining?

If it grows, darkens after using water/heating, feels cold or damp to touch, or smells musty, assume it’s active. Take photos over a few days. A “tide mark” that keeps creeping is a big red flag.

My landlord says it’s “just condensation”. What if I think it’s a leak?

Condensation can happen, but leaks leave different clues: localised staining, dripping sounds, wet skirting boards, or moisture in cupboards/boxing near pipework. If it’s linked to plumbing use (shower, toilet, heating), push for an investigation — not just a wipe-down and a dehumidifier.

What if the landlord keeps doing quick fixes and the leak returns?

Repeat leaks often mean the underlying cause hasn’t been repaired (failed seal, damaged pipe, poor installation, hidden crack). Keep a timeline of each report and each “repair”. Patterns matter.

Can I withhold rent until it’s repaired?

Usually, no — withholding rent can create arrears and put you at risk. It’s better to keep payments up to date and escalate through the proper route.

Will I get in trouble for making a disrepair claim?

Making a legitimate claim isn’t you being difficult — it’s you protecting your home and your wellbeing. If you’ve reported issues properly and the landlord hasn’t acted, you’re entitled to seek help.

Ready to stop the damage getting worse?

If you’ve reported a leak and nothing’s happening — or the water damage is spreading — don’t wait until you’re dealing with collapsed plaster or electrical hazards. Start by reading Housing Disrepair Claims, then reach out via Contact Us so the team can look at your situation and help you take the next step.