Plumbing for Landlords: End of Tenancy Checks and Common Issues

End of Tenancy Plumbing Checklist

Conduct a systematic plumbing check at the end of every tenancy — ideally the day after the tenant vacates, before any cleaning or redecoration work begins. Walk through each area methodically:

Kitchen

• All taps: turn on each tap fully and confirm no drips when closed, adequate flow when open. A tap that drips slowly can waste hundreds of litres per month and may indicate a worn cartridge.
• Under-sink area: open the cupboard and look at the base for water marks, staining, or swollen cabinet board. Check the waste pipe connections at the trap — push-fit waste connections often loosen over time or following a blockage clearance.
• Kitchen drain: run water and observe drainage speed. Any slow drainage or gurgling indicates a developing blockage.
• Dishwasher connections (if a landlord appliance): check inlet and outlet hose connections behind the machine for signs of dripping.
• Washing machine connections (if applicable): same check — inlet valves and outlet hose at the back.

Bathrooms

• All taps: same tap check as kitchen. Particular attention to hot taps — does the hot water arrive within a reasonable time?
• Toilet: flush and observe refill. Does it stop filling within 30–60 seconds? Does it refill when the tank is empty but not run continuously? A running toilet can waste 400 litres per day and may go unreported by tenants who have become accustomed to the noise.
• Toilet pan: check for any movement when pressure is applied to the sides. A rocking toilet indicates that the floor seal has been compromised.
• Shower: run for 30 seconds. Check grout and sealant around the shower enclosure — cracked or missing sealant is one of the most common tenant-caused or fair wear items, but water ingress through gaps can cause significant structural damage if left.
• Bath sealant: check the line of sealant between bath and wall, and between bath and any surrounding tiles. Mould growth in the sealant indicates it has been saturated repeatedly — replacement is straightforward but necessary.
• Extractor fan: does it operate when the light is switched on (or independently)? A non-functioning extractor contributes to condensation damp problems.

Heating System

• Boiler pressure gauge: is it reading 1–1.5 bar? If it has dropped significantly, investigate for a leak before the new tenancy begins.
• All radiators: turn the heating on and confirm each radiator reaches temperature. Any that do not heat up may need bleeding or thermostatic valve attention.
• Radiator connections: look for rust staining or active drips at radiator valves.

Tenant Damage vs Fair Wear and Tear

This distinction is critical for deposit deductions — and it is also one of the most frequently disputed areas in tenancy deposit adjudications. The general principle is that landlords cannot charge tenants for normal deterioration from use — they can only deduct for damage caused by misuse, negligence, or deliberate action.

• Tenant damage (deductible): Blocked toilet or drain caused by flushing inappropriate items (wet wipes, sanitary products, nappies); cracked toilet pan from impact; broken tap head from excessive force; holes in walls from improper fixing of items; damaged bath enamel from sharp objects or cleaning products; deliberate removal of shower fittings.
• Fair wear and tear (not deductible): Dripping tap due to cartridge or washer wear from normal use; limescale build-up on shower heads and taps; slow drain from general grease and soap accumulation; minor sealant deterioration from normal bathroom humidity; small rust spots on bathroom taps from hard water.
• Grey area: Severely blocked drains where the cause is unclear; mould growth in the bathroom — depends on whether the property had adequate ventilation and whether the tenant was ventilating correctly; shower grout erosion — depends on how long the tenancy was and the age of the grout at the start.

Making Deposit Deductions

To support a plumbing-related deposit deduction, you need:

• A pre-tenancy inventory or check-in report showing the original condition, with photographs
• Check-out photographs and report showing the current state
• Quotes or invoices from a plumber for the specific repair
• A clear argument for why the issue constitutes damage rather than fair wear and tear

Obtain at least one quote (ideally two) before deducting from the deposit — you cannot simply estimate a cost. If a tenant disputes a deduction, the case goes to the tenancy deposit scheme adjudicator, who will require evidence of both the original condition and the repair cost.

Using the Void Period Strategically

The void period between tenancies is the ideal time for maintenance that would be disruptive with tenants in residence:

• Annual boiler service: Schedule at the end of each tenancy if possible. The service can be combined with the gas safety certificate renewal, saving a call-out.
• Gas Safety Certificate (CP12) renewal: Ensure this is current for the incoming tenant. The new tenant must receive a copy at the start of the tenancy.
• Power flush: A central heating power flush — clearing sludge and debris from the radiators and pipework — is best done when the property is empty. It typically takes half a day and can temporarily discolour radiator connections as sludge is displaced.
• Drain jetting: If drains have been slow or you know there is a grease build-up, arrange a high-pressure jetting clean during the void.
• Replacing tap cartridges: If taps are dripping, replace cartridges or entire tap sets between tenancies rather than waiting for a call-out during the next tenancy.