Plumbing rules for landlords in Reading: what you must do

Reading Borough Council extended HMO licensing to smaller shared houses across the whole borough in 2026, so standards in rented homes are getting more attention. Whether you let one flat or several HMOs, plumbing is one of the areas where tenants most often need repairs, and where the law is clearest about who is responsible. This guide covers England and the rules that apply in Reading as of November 2026.

Your repair duty under the Landlord and Tenant Act 1985

Section 11 of the Landlord and Tenant Act 1985 says landlords of most tenancies under seven years must keep in repair and proper working order the installations for the supply of water, gas and electricity, for sanitation, including basins, sinks, baths and toilets, and for space heating and heating water. In practice that covers leaking pipes, faulty taps, broken toilets, blocked drains serving the property and hot water failures, unless the tenant caused the damage.

Legionella risk assessments for rented homes

The Health and Safety Executive says landlords have a legal duty to assess and control the risk of exposure to legionella bacteria in their properties. For most homes this is simple.

• Most landlords can do the assessment themselves. You don't need to hire a specialist unless you're not confident.
• Look for water that's stored or not used often, such as loft tanks and little-used showers, and water at temperatures where bacteria can grow.
• Keep hot water cylinders storing water at 60 degrees Celsius.
• Flush through the system before a new tenant moves in, especially after the property has been empty.
• Tell tenants about the risk and ask them to report problems, such as hot water not getting hot.
• HSE says keeping a record isn't a legal requirement, but a short written note helps show you've done it.

HMO licensing in Reading

Reading Borough Council runs two HMO licensing schemes, and licence conditions include standards for toilets, basins, bathrooms and showers.

• Mandatory licensing applies to HMOs with five or more occupiers forming more than one household.
• Additional licensing started on 1 March 2026. It covers smaller HMOs with three or four occupiers across the whole borough.
• The council lists the additional licence fee as £1,500, paid in two parts of £750.
• The council has also proposed selective licensing for privately rented homes in some wards, starting with Battle, then Park and Redlands. Check the council's website for the current position.

If you're converting a house into an HMO or adding occupiers, check the amenity standards before planning bathrooms and kitchens, as adding a toilet or shower later is far more expensive than designing it in.

Who fixes leaks and blocked drains in a rental?

• Leaks inside the property or on the supply pipe: the landlord. Thames Water confirms that tenants should report leaks to their landlord.
• Blocked drains serving only the property: usually the landlord, unless the tenant caused it, for example by flushing wipes.
• Shared sewers: Thames Water, which took responsibility for most shared sewers in 2011.
• Tenants: should report problems promptly, use the plumbing sensibly and allow access for repairs.

Gas and electrical checks are separate

Plumbing duties sit alongside two other safety checks. Gas appliances, pipework and flues need a gas safety check every year by a Gas Safe registered engineer, and tenants must get a copy of the record. Electrical installations need an inspection and report at least every five years by a qualified electrician. Our separate guides cover both.

How to stay on top of plumbing in a rental

1. Show tenants where the stop valve is at the start of every tenancy, and label it.
2. Fix drips and running toilets promptly. Small leaks become damp and mould complaints.
3. Lag pipes in lofts and outbuildings before winter, and remind tenants to keep the heating on low if they go away in cold weather.
4. Keep invoices and certificates from plumbers. A WaterSafe approved plumber can give a work completed certificate for work covered by the Water Fittings Regulations.
5. Keep a list of reliable tradespeople so repairs aren't delayed when something goes wrong.