Leaks between flats: detection, access and next steps.

Reporting a leak from the flat above or below.

If water is close to electrics, keep clear of affected equipment and seek help from a qualified electrician. Do not touch wet switches or fittings. For immediate danger, contact the emergency services. Read Electrical Safety First’s flooding guidance.

Tell the relevant occupier and the person responsible for managing your home. If you rent, report the problem to your landlord or letting agent promptly; reporting a leak does not mean you need to commission chargeable work yourself.

Note the room, the time and whether the problem changes when water or heating is used. Keep dated photographs if safe. Avoid assumptions about a neighbour’s actions: water can follow hidden routes.

Arranging access for leak detection between flats.

ADI may need to investigate the affected flat, a neighbouring flat or a shared part of the building. Tell the team what access is confirmed and what is still uncertain.

• Name one person to coordinate with the occupiers, landlord or managing agent.
• Confirm which homes and shared spaces can be entered, and who will meet the engineer.
• Explain entry systems, keys, floor level, lift arrangements and parking.
• Agree who has authority to book the work and accept the charges.

Do not promise access on another person’s behalf. If access cannot be agreed, tell ADI before booking. The appropriate landlord or manager may need to seek advice about the lease or other arrangements.

Ask ADI for its booking terms, which explain the access requirements. See the survey preparation guide for practical details.

Leak detection, responsibility and insurance.

Responsibility can depend on the cause, the lease and relevant insurance. The position may differ for a private pipe, a shared service or damage inside a flat. A survey does not, on its own, establish negligence or assign liability.

Ask the building’s insurance contact or your insurer what evidence they need, whether tracing the source is covered, and whether authorisation is required. Investigation, access, repairs and reinstatement may be treated differently. Do not assume every cost will be reimbursed.

LEASE’s guidance on water leaks is a useful starting point for leaseholders in England and Wales. Tenants can read GOV.UK’s repairs guidance for England. Different rules may apply elsewhere; get advice specific to the property and circumstances.

See a real ADI investigation between two flats.

Sharing leak detection findings.

Ask the survey team what was inspected, what was found and what could not be checked. Keep these findings with your photographs and correspondence so the person arranging repairs can see the evidence.

If another visit or specialist trade is needed, establish the scope before proceeding. Avoid treating an inconclusive result as proof that another home caused the leak.