End of Tenancy Plumbing and Heating Checks — London Landlord Guide
When a tenancy ends is the best time to inspect the property's plumbing and heating before the next let. This guide covers every check that prevents disputes, identifies tenant damage, and ensures the next tenancy starts smoothly.
Why End of Tenancy Is the Critical Inspection Moment
The void period between tenancies is the only time a London landlord has unrestricted access to inspect the full property. What you find here determines: whether you can make deposit deductions, what needs repairing before the next let, and whether any emergency repairs are needed before the property becomes uninhabitable.
Boiler and Heating Inspection
- Check the boiler pressure gauge — if it has dropped significantly from the 1.5 bar noted in the inventory, water has left the system during the tenancy. Investigate for leaks before the new tenancy.
- Check the system inhibitor concentration with a test strip — if tenants repeatedly topped up the system pressure (common), the inhibitor is diluted and the system is unprotected against corrosion. Drain and refill with correct inhibitor concentration.
- Check the magnetic filter — a heavily loaded filter after one tenancy suggests a leak or excessive corrosion in the system. Address the cause, not just the symptom.
- Test all TRV pins — summer inactivity can seize TRV pins. Test and free before the next tenancy or you will receive a "heating not working" callout in October.
- Annual boiler service — schedule this during the void if due or overdue.
Plumbing and Water Inspection
- Run every tap for 2 minutes — check temperature (hot on hot, cold on cold), flow rate, and that waste drains freely. Slow drains left by previous tenants become blocked drains reported by the next tenant on day one.
- Check under every sink and basin for moisture, drips, or water staining that may indicate a slow leak that developed during the tenancy. Trap joints are the most common failure point.
- Flush every toilet — check cistern refills correctly, no running water, no leak at the base of the pan.
- Check the silicone seals around the bath, shower tray, and sink — failed silicone allows water ingress and mould behind. Re-seal if cracked or detached. Cost: £40-80 for a plumber to do this properly.
- Run the shower — check for adequate temperature, flow rate, and that the shower drain is clear. Remove and clean the shower head if scaled.
What Is Tenant Damage vs Fair Wear and Tear
This distinction matters for deposit deductions:
- Fair wear and tear (cannot charge): Slight limescale on taps after a 2-year tenancy in hard water London. Gradual fading of tap finish. Slow drain that is partly a consequence of normal use.
- Tenant damage (can charge): Blocked drain caused by inappropriate disposal (wet wipes, food waste). Cracked toilet pan or cistern from impact damage. Silicone sealant pulled away or marked. Taps with stripped threads from overtightening.
Frequently asked questions
How long do I have to make deductions from a deposit for plumbing damage?
The landlord must return the deposit or raise a dispute within 10 days of the tenancy ending. For any deposit dispute, you need evidence: check-in inventory, check-out inventory showing the difference, and cost evidence (invoice or quote). Plumbing damage claims require evidence that the damage goes beyond fair wear and tear.
Should I do a boiler service in every void period?
Not necessarily — if the boiler was serviced 6 months ago, you do not need another one. But if service is due or overdue, the void period is the ideal time: no tenants to coordinate with, no impact on their heating, and you can fix any issues identified before the next tenancy starts.
Can I charge a tenant for a blocked drain?
Yes if the blockage is caused by inappropriate disposal (wet wipes, food waste, foreign objects). No if it is fair wear and tear (hair, soap residue in a drain that was never fully clear). Evidence (a CCTV drain report or engineer's report identifying the cause) is needed to justify the deduction at a deposit dispute.
What plumbing work is worth doing in a void period to attract better tenants?
Re-sealing bath and shower (£40-80): visible, clean, and prevents future damage claims. Replacing old taps with modern lever taps (£80-200): high impact on appearance. Replacing a grouting in the shower (£60-120): eliminates mould risk at the most common failure point. Descaling shower heads: free.