Who Pays for a Leaking Tap Repair in Petersfield Rental Properties

Published August 2026 | Leaking Tap Repair Guide

Landlord Obligations Under Current Regulations

The Landlord and Tenant Act 1985 - specifically Section 11 - places a clear legal duty on landlords to keep in repair and proper working order the installations for the supply of water in a rented property. That includes taps. If a tap starts dripping or leaking through normal wear and tear, that repair sits firmly with the landlord.

This is not optional. A landlord cannot simply ignore a leaking tap because it seems minor. A dripping tap can waste thousands of litres of water per year, which affects both the tenant's comfort and, in some cases, the property's structural integrity if water is getting into cabinetry or flooring beneath the sink.

Under the Homes (Fitness for Human Habitation) Act 2018, landlords must also ensure the property remains fit for human habitation throughout the tenancy. A persistent leak - particularly one causing damp or mould - could easily fall under this provision. Our engineers have seen cases where an unrepaired dripping tap under a kitchen unit led to significant cabinet rot, a repair that ended up costing far more than the original tap fix would have.

What "Reasonable Time" Actually Means

Landlords are expected to carry out repairs within a "reasonable time" once notified. For a leaking tap, this typically means within 7 to 14 days for a standard drip. If the leak is causing flooding, water damage, or is actively affecting the water supply to the property, it becomes an emergency and should be addressed within 24 hours. Always notify your landlord in writing so there is a clear record of when you first reported it.

What Tenants Are Expected to Handle

Tenants are not entirely off the hook when it comes to minor maintenance. Most tenancy agreements include a clause requiring tenants to carry out "minor maintenance", and there is ongoing debate about where tap-related issues sit within that definition.

Generally speaking, tenants are expected to:

• Report any leaks promptly - failing to do so and allowing damage to worsen can make the tenant liable for the resulting damage
• Not tamper with taps or plumbing fixtures in ways that cause damage
• Replace items such as shower heads or tap aerators only where these are explicitly listed as tenant responsibilities in the tenancy agreement

There is a practical distinction that our engineers make regularly: if a tap is leaking because the internal washer or O-ring has worn out over time, that is a landlord responsibility. If a tap is leaking because a tenant forced it shut too hard and cracked the body of the fixture, the tenant would typically be liable for that repair.

The Question of Tap Washers

One area that comes up frequently is whether a tenant should just replace a tap washer themselves. Technically, a washer replacement on a traditional pillar tap is a simple job - a new rubber washer costs less than a pound. Some tenancy agreements do list this as a tenant responsibility. Most do not, however, and if a tenant is not confident doing the work, or does it incorrectly and causes further damage, they could end up in a worse position. Unless your tenancy agreement specifically says otherwise, report it to your landlord and get it on record.

Grey Areas - Where Disputes Happen

The landlord-tenant split on tap repairs is rarely clean-cut in practice. Our engineers working across Petersfield and the wider Hampshire area see disputes arise most commonly in the following situations:

Old Taps That Were Already Deteriorating

If a property had ageing chrome pillar taps when a tenant moved in and those taps start leaking six months into a tenancy, who is responsible? In most cases, the landlord is - the taps were already approaching the end of their serviceable life. A condition report or inventory taken at the start of the tenancy that notes the age or condition of taps can be decisive evidence in these disputes. Without it, both parties are left arguing over something that cannot be proven.

Tenant-Caused Damage vs Natural Wear and Tear

Natural wear and tear is always a landlord responsibility. Damage caused by a tenant is not. The difficulty is proving which is which. A cracked ceramic disc cartridge could result from impact - or simply from age and use. Without an independent assessment, these disputes are difficult to resolve. If you are a landlord, using a diagnostic tool like Voltrade GoFIX before and after a tenancy can help establish a clear baseline for the condition of plumbing fixtures, which is useful if things ever go to adjudication.

Mixer Taps and Thermostatic Cartridges

Modern mixer taps use ceramic disc cartridges rather than rubber washers. These are more reliable but considerably more expensive to replace - typically between 40 and 90 pounds for the cartridge alone, depending on the brand and specification. Brands like Bristan, Grohe, and Hansgrohe all use proprietary cartridges that must be matched correctly. If a landlord and tenant both assume the other is responsible for a failed cartridge, you end up with a dripping tap and a standoff. The default position should always be that the landlord is responsible unless there is clear evidence of misuse.

How to Report This Issue (Tenant Perspective)

If you are a tenant with a leaking tap, here is how to handle it properly so you are protected if any dispute arises later:

1. Report in writing first. Send an email or a message through your letting agency's portal. Do not rely solely on a phone call - you need a written record with a timestamp. State clearly what the problem is, where the tap is located, and when you first noticed it.
2. Take photos or video. A short video showing the drip or leak is useful evidence. Date-stamp your files if you can.
3. Follow up if you get no response. If the landlord or letting agent has not responded within 7 days for a non-emergency leak, send a follow-up. Keep copies of everything.
4. Check your tenancy agreement. Confirm there is nothing in the agreement that specifically assigns this type of repair to you as the tenant.
5. Contact your local council if necessary. East Hampshire District Council, which covers Petersfield, has environmental health powers that can be used if a landlord persistently fails to carry out required repairs. This is a last resort, but it is a legitimate one that tenants should be aware of.

Do not attempt to fix the tap yourself unless you have the landlord's written permission to do so. If you carry out an unauthorised repair and it causes further damage, the cost of putting things right could fall on you.

Getting It Fixed Quickly in Petersfield Rental Properties

Speed matters with a leaking tap. A slow drip might not seem urgent, but water damage compounds quickly. Under kitchen or bathroom cabinetry, persistent moisture causes swelling, mould, and eventually structural damage to the unit itself. For landlords, getting a plumber out promptly is almost always cheaper than delaying.

In terms of what repairs typically cost in the Petersfield area in 2026:

• Tap washer replacement on a traditional pillar tap: typically between 60 and 100 pounds for labour and parts
• Ceramic disc cartridge replacement on a mixer tap: typically between 80 and 150 pounds depending on the cartridge brand
• Full tap replacement where the fitting is too corroded or worn to repair: typically between 120 and 280 pounds including parts and labour
• Emergency call-out for a tap that is actively running or flooding: typically between 150 and 350 pounds depending on the time of day and urgency

Compare any of those figures to the cost of replacing a water-damaged kitchen base unit - typically 300 to 700 pounds or more once you factor in labour and matching the existing finish. The case for acting quickly is strong.

Emergency Leaks - What to Do First

If a tap is leaking badly - not just dripping but actively running - the tenant should turn off the isolation valve under the sink first. Most modern installations have a quarter-turn isolation valve on the supply pipe. If there is no isolation valve or the tenant cannot locate one, the main stopcock should be turned off. It is usually found under the kitchen sink or in a utility cupboard. As a landlord, making sure your tenant knows where the stopcock is at the start of a tenancy costs nothing and can prevent significant damage.

Documentation You Should Keep

Whether you are a landlord or a tenant, good documentation protects your position. Deposit scheme adjudicators decide the outcome of disputes based on evidence, not assertions. Here is what both parties should be keeping:

For Landlords

• A detailed check-in inventory that records the condition and approximate age of all taps and plumbing fixtures at the start of each tenancy
• Copies of all repair requests received from tenants and your written responses, with dates
• Invoices and receipts for all repairs carried out, including the date, nature of the work, and the name of the trade
• Photographs taken at the start and end of each tenancy as part of a proper check-in and check-out process

For Tenants

• Copies of all repair requests sent to the landlord or letting agent, with timestamps
• Any written responses received, or notes of conversations if responses were verbal
• Photographs and video of the defect when first noticed, and at intervals if it is not repaired promptly
• Notes of any follow-up actions taken, including dates and the names of anyone you spoke to

If a dispute does end up at deposit scheme adjudication - which is where most tenancy disputes across Hampshire are resolved - this kind of paper trail is what decides the outcome. The adjudicator is not there to take sides; they are there to assess evidence. Make sure you have some.

Landlord and Tenant Questions

Is a landlord legally required to fix a dripping tap in a rented property?

Yes, in most cases. Under Section 11 of the Landlord and Tenant Act 1985, landlords are legally required to maintain the water supply installations in a rented property, and that includes taps. The landlord must carry out the repair within a reasonable timeframe after being notified - typically within 7 to 14 days for a non-emergency drip, and much sooner if the leak is causing active damage or flooding.

Can a tenant fix a leaking tap themselves and deduct the cost from rent?

This is risky and generally not advisable without following the correct process first. Tenants should notify the landlord in writing, allow reasonable time to respond, and pursue other routes only if the landlord fails to act. Deducting costs from rent without completing this process could put the tenant in breach of their tenancy agreement. Always take advice from Citizens Advice or a housing charity before going down this route.

What if the damage was caused by the tenant rather than normal wear and tear?

If a tap is leaking because of something the tenant did - forcing a tap shut too hard, damaging a fitting while cleaning, or making unauthorised alterations - the repair cost would typically fall on the tenant. The landlord would need to demonstrate this was the cause, ideally with a plumber's written assessment and photographic evidence from the check-in inventory, to support any deposit deduction claim.

How much does a leaking tap repair typically cost in Petersfield?

It depends on the type of tap and the nature of the fault. A basic washer replacement on a pillar tap typically costs between 60 and 100 pounds. Replacing a ceramic disc cartridge in a mixer tap is typically 80 to 150 pounds. A full tap replacement, where the existing fitting is beyond repair, typically comes in at 120 to 280 pounds including parts and labour. Emergency call-outs outside normal working hours will cost more.

Can a landlord claim the cost of a tap repair from the tenant's deposit?

Only where the landlord can demonstrate the damage was caused by the tenant rather than normal wear and tear. Evidence needed to support such a claim would typically include a detailed check-in inventory, photographs taken at the start and end of the tenancy, and a plumber's written assessment of the likely cause. Deposit scheme adjudicators across Hampshire apply a reasonably high standard of proof before allowing deductions for plumbing repairs.