Looking into the drum of a front loading washing machine

Leaking appliance or flooded kitchen in London

Leaking washing machine, dishwasher or flooded kitchen

If a washing machine, dishwasher or kitchen pipe is flooding the floor, turn off the power at the consumer unit if water is near sockets, close the appliance's isolation valve or the stop tap, and mop up. A plumber then checks the hoses, valves, waste and pipework, and whether water has reached the flat below.

Is it an emergency?

Photo for illustration

Leaking appliance or flooded kitchen: tap what is happening

You see what to do right now, then send it through.

01Right now
02Your home
03Call back

Step 1

Right now

What is happening right now?

You need this when

If any of these is happening now, turn the water off at the stop tap first.

Leaking appliance or flooded kitchen

Water pooling under or in front of the washing machine
A dishwasher leaking from underneath during a cycle
Water spreading under kitchen units or the plinth
The sink waste or trap is dripping or has come apart
The flat below reports water through their ceiling
The washing machine drains back into the sink

Step by step

What happens from the first message to the written note at the end.

1
Power and water off
We make sure the appliance is unplugged or the circuit is off, and the water to it is isolated.
2
Pull out and inspect
We pull the appliance out and check the inlet hoses, the isolation valve, the waste hose and how it connects to the sink waste or standpipe.
3
Repair the plumbing
Split hoses, failed valves, loose or blocked wastes and leaking pipework under the sink are repaired or replaced.
4
Advise on the appliance
If the leak is inside the machine itself, such as the door seal, pump or drum, we tell you, as that is an appliance repair.

Where kitchen floods start

Most kitchen floods come from the plumbing around an appliance, not the appliance itself. The usual causes are a split or perished inlet hose, a cold valve that has failed or was never fully tightened, a waste hose that has slipped out of the standpipe, and a blocked sink waste that makes the machine pump water back up through the sink.

London's hard water adds a slow problem. Limescale builds up in appliance inlet valves and on the fittings under the sink, which can make valves weep or stick. Thames Water suggests a water softener on appliances is one way to reduce scale, though it does not recommend softened water for drinking.

In a flat, think about downstairs

In a flat, a kitchen leak does not stay in the kitchen. Water runs under the units, along the floor void and down into the flat below. If you have had a leak, tell your downstairs neighbour and look for staining on their ceiling. In converted houses with old timber floors, water can show up a room away from where the leak was.

The Leasehold Advisory Service says each leaseholder is usually responsible for their own appliances such as washing machines and dishwashers, so damage from your machine is generally yours to sort out with your insurer. If you rent, section 11 of the Landlord and Tenant Act 1985 covers water supply and sanitation installations but not appliances such as washing machines, unless your tenancy agreement says so.

Stopping it happening again

Simple things help. Check the inlet hoses once a year for cracks or bulges and replace braided hoses that look tired. Make sure the waste hose is clipped into the standpipe or sink waste and cannot pull out. Fit isolation valves you can reach and turn off when you go away. A leak detector alarm on the floor behind the machine is cheap and can warn you before water reaches the flat below. If you are going away for more than a night or two, turning off the machine's valve is a simple habit that protects the flat below.

First steps when the kitchen floods

Do not walk through standing water to get to the machine. Switch off the kitchen circuit at the consumer unit first if water is near sockets, the fridge or the plinth heater. Then close the isolation valve on the pipe behind the machine. On most London installations that is a small lever or a slotted screw on the cold pipe. If you cannot reach it, turn off the stop tap.

Towel the floor, lift any rugs and pull the plinth off the units to let the void dry. Take photos before you tidy up. If the flat below is affected, knock and let them know, and tell your insurer. A wet floor void can take days to dry, so it is worth asking the plumber whether a moisture check is needed.

No prices online

Every job is priced after a look at it, by photo or a visit, and agreed before work starts.

What affects the price

Replacing a hose or valve is a small job. Leaks in pipework behind units or under the floor take longer to reach. We confirm the price once we have looked.

What	Price
Replacing an inlet hose or isolation valve	price confirmed after a look at the job
Clearing or refitting a sink waste and trap	price confirmed after a look at the job
Leak in pipework behind fitted units	quote on survey
Checking for water in the floor and flat below	quote on survey

No prices are shown on this site. Every job is priced after a look at it, by photo or a visit.

Asked questions

Why is my washing machine leaking from the bottom?

Common causes are a split inlet or waste hose, a loose connection, a blocked filter or a failed door seal or pump. The hoses and connections are plumbing. Faults inside the machine are an appliance repair.

Is it safe to touch a washing machine sitting in water?

No. Switch off at the consumer unit first if you can reach it without standing in water.

Who pays for damage to the flat below from my washing machine?

Usually the owner of the appliance, through their insurance. Buildings insurance normally covers the ceiling below, and contents insurance covers belongings.

My landlord says the washing machine is my problem. Is that right?

Section 11 does not cover appliances like washing machines unless your tenancy says so. The pipes and taps that supply it are the landlord's to keep in repair.