Water Leaks

The information below covers external and internal water leaks as well as water leaks from adjacent properties.

External Water Leaks

If you ever have a water leak between the outside meter and your property (external) then the LCMA can assist as this is partially covered by the buildings insurance policy. The process for any water leaks works like this:

  • Step 1 – you need to report the water leak to the relevant water company (Affinity Water manage your fresh water and Thames Water manage the sewage/water drainage) as soon as possible as they will send you a waste water notice, and will take a reading so you will not be billed any additional usage from that reading. (Report leak to Affinity Water online)
  • Step 2 – you need to contact us to let us know of the situation. Affinity Water will come and trace the leak to ensure that it is actually from your water supply.
  • Step 3 – you will need to get 2 plumbing contractors to quote for the repair and then pass these on to the Leat Close Management Association so we can assess whether this requires an insurance claim or if we can pay for this directly.
  • Step 4 – If this does require an insurance claim you will need to contact J Nicholson & Son directly as they manage the insurance policy. For their contact details please visit: https://www.jnicholson.co.uk/contact_info.htm or you can call them directly on 020 8554 6065. The insurance will normally ask for two quotes and you will have to pay the excess. After your claim has been processed you can contact LCMA for a refund for the insurance excess you have paid, which is £100. This excess refund only applies to external water leaks. For more information regarding buildings insurance read this: https://www.leatclose.org.uk/buildings-insurance-claims/

If the leak is external of the water meter then it is the responsibility of the Water Company and you will not be liable for any costs incurred or water usage.

Internal Water Leaks – Personal Property Damage

If the water leak inside your property has caused any damage to your personal items, you should be covered on your own home/contents insurance.

Internal Water Leaks – Buildings Damage

Any damage to the walls, floor or ceiling will be covered by the buildings insurance policy, although there is a large excess (£2500) due to multiple claims in recent years. Please use the contact details or the form below to contact LCMA. We will advise on how the best course of action.

Internal Water Leaks – Damage from adjacent/above property

If you have a leak from a neighbouring property then you need to let your neighbour know, and also inform the Leat Close Management Association so we can monitor the resolution. The leak needs to be dealt with by the leaseholder of the flat above/adjacent. Trace and access is covered under the building insurance policy, but the repair of the leak will not be. The source of the leak needs to be traced and repaired before insurers can consider any claim for the damage sustained.

Each leaseholder has a duty of care to mitigate the claim by dealing with the leak in a timely fashion. When the leak has been resolved the invoice should be sent to J Nicholson & Son and should be a split bill to show the repair element. Photos should be taken at regular intervals to show the extent works required to locate the leak, and this should be the easiest and most cost effective way throughout.

Once the leak has been addressed, insurers will require photos of the damage to your property and 2 estimates for the repairs. Again this will need to be handled by J Nicholson & Son.

Reporting Drain, Manhole, or Sewage Problems

If you are reporting a sewage leak or a drain / manhole cover leak or to report a smelly drain, or any issues with sewage etc please call Thames Sewage on 0800 316 9800 or (Report problem to Thames Water online).

If you would like to contact us regarding water leaks, then please get in touch.