Fast, Documented Leak Detection For Your Properties
Section 11 requires you to act. We help you act fast — with investigation, repair, and the written report your insurer needs, all in one visit.
Your Legal Duty Is Clear
Under Section 11 of the Landlord and Tenant Act 1985, landlords are legally required to maintain the structure and exterior of any residential property, including the water supply and drainage systems. A reported leak is not something you can put off. Failure to act promptly can result in a disrepair claim, rent withholding, or enforcement action from the local authority.
Beyond legal compliance, an unresolved leak causes property damage that compounds quickly — ceiling collapse, floor warping, structural damp, and mould. The cost of a specialist investigation is a fraction of the cost of the damage it prevents.
We work with individual landlords, managing agents, and property companies across London, Surrey and Kent. We're used to the pace of property management — fast response, clear documentation, no vague outcomes.
What You Get
- ✓ Same-day and emergency response
On-site within 2–4 hours for active leaks across London
- ✓ Non-invasive investigation
Thermal imaging and tracer gas — no unnecessary damage to occupied properties
- ✓ Written report within 24–48 hours
Formatted for insurance claims and property records
- ✓ Works in occupied properties
Minimal tenant disruption; we explain the process clearly
- ✓ NoFindNoFee guarantee
If we don't locate the leak, you don't pay for the investigation
- ✓ Portfolio arrangements available
Consistent response, standardised reports, single point of contact
What We Find In Rental Properties
Ceiling Leaks in Flats & HMOs
When water appears on a ceiling below a bathroom or kitchen, the source is rarely directly overhead. We use thermal imaging to trace the path of the water through the floor structure to its origin — often a slow-dripping waste pipe, a failed shower tray seal, or an overflowing toilet cistern above.
Ceiling leak detection →Mains Pipe Leaks Under the Property
A slow leak on the mains supply pipe beneath the floor can run for months before it becomes visible. By the time it does, it may have saturated the sub-floor and caused floor damage across a wide area. Tracer gas detects the precise failure point with no floor access required in most cases.
Mains leak detection →Central Heating Leaks
Pressure loss on a heating system is often the first sign of a concealed pipe failure. Our engineers pressure-test the system, isolate the affected circuit, and use acoustic and thermal methods to locate the failure point — whether in a floor screed, a wall cavity, or behind a ceiling.
Heating leak detection →Damp Investigation: Leak vs Condensation
When a tenant reports damp or mould, establishing the cause matters — for your liability, your insurance claim, and the repair. We issue a written report distinguishing between water penetration from a pipe or external source and condensation from inadequate ventilation or heating.
Book a damp investigation →Managing Multiple Properties?
If you manage more than three properties, we can agree a portfolio arrangement: a single point of contact, agreed response time SLAs for emergency callouts, standardised report formats for your property management records, and consistent pricing across all investigations.
Landlord FAQs
As a landlord, am I legally responsible for fixing leaks?
Yes. Under Section 11 of the Landlord and Tenant Act 1985, landlords in England and Wales are legally required to maintain the structure and exterior of the property, including the water supply, drainage, and heating systems. Failure to act on a reported water leak — especially one causing damp, mould, or damage to a tenant's possessions — can result in a disrepair claim, rent reduction, or enforcement action from the local authority. The duty applies even if the lease attempts to transfer responsibility to the tenant. Acting quickly on any reported leak is both a legal requirement and practical protection against escalating claims.
I manage multiple properties. Can you work across a portfolio?
Yes. We work with individual landlords, managing agents, and property companies managing portfolios of two to two hundred properties. We can provide a single point of contact for all leak-related investigations across your portfolio, issue standardised reports for your records, and maintain a consistent response time for emergency callouts. If you manage more than three properties, call us to discuss a portfolio arrangement — we can agree response time SLAs and report formats that suit your property management system.
Can you detect leaks between floors in an HMO or purpose-built flat?
Yes — inter-floor leaks in HMOs and purpose-built blocks are one of the most common investigations we carry out. When water appears on a ceiling below a bathroom, kitchen, or en-suite above, the source is rarely directly above the visible damage. We use thermal imaging and tracer gas to trace the path of the water to its origin without opening up large sections of the ceiling or floor. We can work in occupied properties and can often complete the investigation with minimal disturbance to tenants.
My tenant reported damp — is it a leak or condensation?
This is one of the most important distinctions in property management, and it matters for both repair liability and insurance. Condensation is a ventilation issue; a leak is a structural or plumbing failure. The two are sometimes confused because both produce damp and mould, but the locations, patterns, and supporting evidence differ. Our investigation establishes whether moisture is due to water penetration from a pipe, roof, or external source, or whether it is condensation from inadequate ventilation or heating. We issue a written report with this conclusion, which is valuable documentation for both landlord-tenant disputes and insurance claims.
Do you issue reports suitable for insurance claims?
Yes. All our investigation reports are formatted to meet the evidence requirements of major UK insurers, including those covering buildings insurance for rental properties and landlord policies with trace and access cover. The report includes investigation method, findings, photographs, and the identified source of the leak. Landlord insurance policies frequently include trace and access cover — check your policy schedule before booking, and we can confirm whether our reporting format meets your insurer's requirements.
My property is occupied — can the investigation happen around the tenant?
Yes. We carry out investigations in fully occupied properties regularly. Our non-invasive detection methods cause minimal disruption — no drilling, no lifting of large floor areas, and usually no extended access to any one part of the property. We agree a convenient time with you and your tenant, explain what we're doing, and carry out the work as efficiently as possible. For tenants who are anxious about the process, our engineer will explain the methodology before starting.
GOT A LEAK?
WE'RE READY.
Same-day and emergency appointments available across London and the South East. Most leaks found and fixed in a single visit.