An active leak can involve electrical danger, a weakened ceiling and damage beyond the reporting flat. Treat source repair, drying and reinstatement as separate stages.
Make the situation safe
- Ask where water is appearing, whether it is active and whether electrics or ceilings are affected.
- Keep people away from hazardous areas and arrange appropriate emergency attendance.
- If a known accessible water isolation control can be used safely, follow competent advice; do not ask the tenant to dismantle anything.
Locate the source
- Check plumbing, roof, neighbouring units and shared services as appropriate.
- Notify the freeholder, manager, neighbouring occupier or insurer where their involvement is needed.
- Preserve the contractor's findings rather than assuming the source from the location of the stain.
Follow through after the leak stops
- Assess hidden moisture, affected materials and any electrical checks needed before use.
- Agree drying, mould prevention and reinstatement with competent contractors.
- Confirm the tenant's facilities are restored and revisit if staining or damp returns.
Example: the leak is from the flat above
A fictional ceiling leak stops when the upstairs supply is isolated. Coordinate the source repair with the responsible party and separately assess the damaged ceiling and electrics below. Stopping the flow does not complete the lower flat's repair.
What to do
- Assess immediate danger and arrange urgent help.
- Identify and repair the source through a competent person.
- Check drying, damage and safe reinstatement before closing.
Evidence to keep
- Report, photographs, affected rooms and properties.
- Source diagnosis, emergency work, drying and final repair records.
Sources and guidance
- Renting out property: making repairsUK Government · checked 20 October 2026
- Fitness of homes for human habitation: landlord guidanceWelsh Government · checked 20 October 2026
- Repairing Standard: statutory guidanceScottish Government · checked 20 October 2026
- Damp and mould: health risks and landlord actionUK Government · checked 20 October 2026