Leak detection reports, repairs and trace and access: a letting agent's guide
The report has arrived. Use it to agree what has been established, what still needs investigating and who will authorise the next piece of work. Finding a leak, opening up to it, repairing it and putting the finishes back are separate decisions.
1. Read the leak detection report carefully
Check that you understand which area was tested and what the engineer concluded. ADI's terms explain that non-invasive methods usually narrow a leak down to an area, such as a few floor tiles, one corner of a room or the space behind a particular fitting, and that nothing replaces physically exposing the area to confirm the exact spot. Suspended floors and materials such as vinyl, insulation boards or damp-proof membranes can mean the leak is only narrowed to a room or a larger area. So ask whether the location in the report is an area to open or a fault that has already been exposed.
- Which system or pipework was investigated?
- Which tests and observations support the location given?
- Was the fault exposed, or does its exact position still need confirming?
- Were any rooms, systems or neighbouring homes unavailable for testing?
- Are there other faults or further work to consider?
These are questions for the handover; they are not a promise of a fixed report format. Confirm the scope of the report and who should receive it when you book. For a leak between homes, keep the access and property record with the findings.
2. Agree the scope, one decision at a time
ADI's terms say a leak detection quote does not include making access to the leak, because ADI would not expose a leak without intending to repair it. The cost of access normally sits within the repair price, and ADI can break it down on the quote or invoice if you ask, which helps if an insurer wants the two shown separately. Confirm the agreed work and any extra costs with the landlord before authorising it.
| Stage | The question to settle |
|---|---|
| Detection | What has the investigation established, and is anything still uncertain? |
| Access | What needs opening or moving, and who is arranging it? |
| Repair | Which fault will be repaired, by whom, and how will the repair be checked? |
| Reinstatement | Who arranges the floor, wall or decoration work afterwards? |
For the landlord, record the agreed scope, the person who authorised it and the next action alongside the quote. Explain any interruption to water or heating, and any access arrangements, to the tenant through your usual process.
3. Trace and access cover: ask the insurer first
Trace and access cover pays towards finding a hidden leak and getting to it. Admiral's explanation, for example, says its cover includes removing things like floorboards to reach the leak and putting them back, but does not include repairing the source itself, such as the pipe or tank, or the damage the water has already caused. It also comes with buildings or combined cover rather than contents-only policies, and the limit depends on the policy level.
Every insurer words this differently, so ask the landlord's insurer what the policy covers, which evidence it needs and whether it wants to approve the work first. Admiral notes you may have to pay upfront and claim back with the invoices and reports. Keep the findings, photographs, quotes and invoices together. Neither this guide nor a survey finding guarantees that a claim will be accepted.
4. One repaired pipe may not close every action
In an ADI job where water was pooling under the stairs, the damaged hot pipe under the hallway floor was replaced and held pressure on a retest, while a separate leaking WC ball valve still needed replacing. Read that case. The useful handover is a list of resolved and outstanding items, rather than a note that says "leak found".
A second leak can also hide behind the first. ADI's terms explain that some secondary leaks only become detectable once the main leak has been repaired, which can mean another appointment, and that engineers focus on the leak reported at booking unless they are told more than one is suspected. Repairs by ADI's engineers are guaranteed for three months, covering the pipework and fittings they installed rather than the whole system.
A plumbing repair can also leave finishes to put right. In a rented home where a shower-mixer connection was found behind the wall and repaired, the damaged plasterboard still needed replacing as a separate job. Read that case.
5. Keep the record with the property
File the report with the property's maintenance records, together with what was repaired, what is outstanding and who is dealing with it. If the heating was involved, the boiler pressure guide explains what history to keep for next time.
What not to do
- Do not assume the survey quote includes opening up, the repair or reinstatement.
- Do not tell the tenant the job is finished until every outstanding item has an owner.
- Do not open finishes for a claim before the insurer has said what it needs.
When to call
Call the office if anything in the findings is unclear, if the landlord needs a repair quote, or if the insurer has asked for something the report does not cover.