Emergency Repair Service for London Landlords
When your usual tradesman cannot make it at three in the morning, we are the backup you call. 24/7 plumbing, heating, electrical and drainage response across every London borough — and zero call-out fee on scheduled work.
30 seconds. No commitment. Landline: 0207 046 1363.
How the Priority Landlord List works
Most private landlords in London already have a plumber or electrician they trust for the ninety per cent of jobs that happen during office hours. The Priority Landlord List is not built to replace that relationship. It is built for the other ten per cent — the boiler that fails on Christmas Eve, the leak the tenant rings about at 11pm, the EICR that expires in six days because the letting agent forgot to book a renewal. Here is exactly what you get.
24/7 coverage across every London borough
One number, answered by an engineer, every hour of every day of the year. No call centre handoff, no overseas dispatcher taking a message and waking someone up in twenty minutes.
Zero call-out fee for scheduled work
CP12s, EICRs, annual boiler services, pre-tenancy inspections, radiator balancing — if it is booked in advance, there is no call-out charge. You pay only for the job itself.
Backup for when your usual tradesman cannot make it
We are not here to replace the plumber or electrician you have used for years. We are the number you ring at 3am on a bank holiday when your regular contact is on voicemail.
30-second signup — no commitment, no contract
Leave a name, an email and a phone number. You are on the list. If you never ring us, you never pay a penny. If you do, you get priority dispatch ahead of the standard queue.
An emergency contact card straight to your inbox
We email a PDF contact card with our 24/7 line, our landline, your landlord reference and a short price list. Save it to your phone so you can forward it to tenants or letting agents in a single tap.
What a London landlord gets on the Priority List
Six tangible benefits, all delivered the day you join. Nothing aspirational, nothing held behind an upsell.
24/7 emergency line
One number, always answered by a working engineer. No automated triage, no ticket queue.
Emergency contact card by email
Sent the moment you join. Save it to your phone in ten seconds and forward to tenants.
60-minute response across zones 1-3
Average time from call to engineer at the door is 58 minutes inside zones 1-3, 74 minutes zones 4-6.
Fixed-price quote before work starts
Written figure agreed before a single tool comes out of the van. You sign off before we begin.
Zero call-out fee for scheduled maintenance
Annual boiler service, CP12, EICR, routine unblock, void-property lagging — scheduled means £0 call-out.
Monthly invoice accounts for 3+ properties
Single consolidated invoice once a month, 14-day payment terms. No cash, no card fumbling on site.
Why London landlords specifically need a 24/7 emergency plumber on file
A private homeowner with a boiler that breaks on a Sunday can put on a jumper and wait until Monday. A landlord cannot. The Landlord and Tenant Act 1985 section 11 obliges you to keep the installations for water, gas, electricity and heating in proper working order, and the Homes (Fitness for Human Habitation) Act 2018 sharpens that obligation with a direct right of action for the tenant. Four scenarios that come up every week on our dispatch log.
Scenario 1 — Tenant rings at 11pm about a flooding bathroom
A flexi hose under a bathroom sink has let go. Water is across the floor, through the ceiling of the flat below and onto a downstairs tenant's sofa. The ground-floor leaseholder has already taken photos. You are looking at a three-way insurance conversation, a likely £4,000-£8,000 claim for the downstairs flat, and a tenant upstairs who has lost trust in the flat. Under LTA 1985 s.11 the fix is your responsibility; under the Homes (Fitness for Human Habitation) Act 2018 the tenant can sue directly if it is not sorted quickly. A Priority List engineer is there in 60 minutes, isolates the supply, drys out what can be saved and photographs everything for your insurer. Our burst pipe guide for landlords covers the full protocol.
Scenario 2 — Boiler fails in mid-January across multiple properties
First proper cold snap of the year, a pilot light that should have been serviced in September gives up. Tenants in two of your flats ring within an hour of each other. Under the Gas Safety (Installation and Use) Regulations 1998 you are responsible for the gas appliance; under the habitability obligation a flat without heating in winter is not fit for purpose within 48 hours of the failure. A temporary electric heater costs £45 per property per day to hire, a rent reduction if the fix slips is £30-£80 per day, and a Section 21 served while heating is broken is defensible in court. Priority List boiler calls are dispatched in order of receipt — we keep Worcester Bosch, Vaillant, Baxi, Ideal and Glow-worm parts on the van, so most are fixed the same visit. See our boiler repair service in London for the full stocked-part list.
Scenario 3 — Electrical fault trips the fuseboard in a new tenancy
Tenant moved in on a Friday, by Saturday evening the consumer unit keeps tripping and half the sockets are dead. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require a valid EICR at the start of every new tenancy — if yours is out of date, the local authority can impose a financial penalty of up to £30,000 per breach. More immediately, a tripping circuit in a rental with children or elderly tenants is a fire-safety issue the London Fire Brigade takes seriously. Priority List electrical jobs get a qualified electrician out that night, the fault isolated, and a fresh EICR organised the following week. Our EICR guide for London landlords explains the inspection in full.
Scenario 4 — Blocked drain during a long weekend
Friday afternoon, tenant rings to say the kitchen sink and downstairs WC are both backing up. A partial main-line blockage ignored over a three-day weekend becomes a full blockage by Monday morning, which becomes sewage backing up through a shower trap, which becomes a £2,500-£4,500 professional clean plus flooring replacement plus a tenant who refuses to pay rent for the week the flat was unusable. A Priority List drain call gets jetted the same evening — typical cost £180-£280 — and the job is closed before the weekend even starts. Our leak detection service pairs with drain clearance on recurring blockages to rule out a broken pipe underneath.
Scheduled work — zero call-out fee
Any job a Priority List landlord books at least 24 hours ahead carries no separate call-out charge. You pay the quoted price for the work and nothing else. That single rule saves the average three-property landlord around £420 a year compared with a firm that charges call-out on every visit — and it is the reason we recommend bundling compliance and maintenance into one or two scheduled visits per year rather than reacting to problems as they happen.
The ten jobs below are the most common scheduled bookings on landlord accounts. All carry zero call-out. Pricing for each is confirmed on a fixed-price quote before the engineer starts. Full figures on our pricing page.
- Annual boiler service + CP12 landlord gas safety certificate
- EICR electrical installation condition report (5-yearly, private rented)
- Pre-tenancy plumbing and heating inspection
- Radiator balancing, bleeding and thermostatic valve checks
- Unvented hot water cylinder service and discharge test
- Power flush on sludged central heating systems
- Shower and bath installation between tenancies
- Void-property drain-down and pipe lagging before winter
- PAT testing of landlord-supplied appliances
- Gutter and downpipe clearance, autumn and spring
Compliance you can delegate to us
Four certificates a London private landlord cannot let lapse: CP12 annual gas safety, EICR every five years at start of tenancy, water safety risk assessment for properties with stored hot water, and smoke and carbon monoxide alarm checks at the start of every tenancy under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (as amended 2022). All four are delivered on scheduled visits with zero call-out fee for Priority List landlords — and we send an automatic reminder 60 days before each expiry.
Bundling matters. A CP12, an EICR, a water test and an alarm check on the same visit takes about two hours per property instead of four separate half-hour call-outs, and because all four are scheduled the landlord pays zero call-out instead of four separate charges. Our CP12 landlord gas safety guide and EICR landlord guide cover the detail of what each certificate actually requires.
One annual compliance visit per property, one invoice, one renewal calendar managed by us. That is the level of administrative relief most landlords sign up for within a fortnight of joining the list.
Pricing transparency — three tiers, published in full
We publish every rate. The call-out fees below are the fees a Priority List landlord sees on an invoice — no postcode loading, no weekend surcharge, no night premium. Full hourly rates, parts mark-up and bank-holiday loading are on the pricing page.
| Tier | Call-Out Fee | First Hour | When to Use |
|---|---|---|---|
| Emergency (24/7) | £99 | Included | Out-of-hours floods, no heat, gas leaks, electrical faults |
| Standard (Mon-Fri 8am-6pm) | £60 | Included | Non-urgent repairs booked within 24-48 hours |
| Scheduled (Priority List) | £0 | Quoted | CP12, EICR, annual service, pre-tenancy inspections |
Prices include VAT. Parts billed separately at cost plus 10% handling, merchant receipts attached.
What this saves a typical landlord: a three-property portfolio with one annual CP12, one five-year EICR (averaged), one boiler service per flat, one reactive emergency call-out and one scheduled repair per year works out at around £420-£560 saved per year on call-out fees compared with a standard London plumbing firm. Larger portfolios save proportionally more.
How we work alongside your regular tradesman
We are not here to poach the plumber or electrician you have used for fifteen years. That relationship is worth more than a quick quote from a stranger on the internet, and nothing we do is designed to undercut it. The landlord list exists for one specific reason: your usual contact will sometimes be unavailable, and the consequences of an unanswered phone at the wrong moment are worse for a landlord than for a homeowner.
In practice, most Priority List landlords use us four to eight times a year. The bulk of their maintenance still goes through their regular tradesman. We cover the gaps: bank holidays, 3am tenant calls, multi-property failures that overwhelm a solo operator, and the occasional specialist job (leak detection, unvented cylinder service, drain jetting) that smaller firms sub out anyway.
If your usual plumber retires or you have a falling-out with a managing agent, the list converts naturally into a primary service relationship. Until that happens, we are the backup number. Honest, boring, reliable — which is precisely what an emergency plumber should be.
London boroughs we cover for landlords
Priority List dispatch runs across every borough inside the M25. Our three bases — east, west and south — let us hold a 60-minute average response across zones 1-3 and 74 minutes across zones 4-6. The twelve boroughs below carry the bulk of our landlord portfolio; click through for borough-specific response times, postcode coverage and local plumber detail. If your property is outside this list, we still cover you — ring 07456 975436 for a same-postcode response estimate.
Active landlord coverage in Camden, Westminster, Islington, Hackney, Southwark, Wandsworth, Tower Hamlets, Lambeth, Kensington and Chelsea, Hammersmith and Fulham, Haringey and Greenwich. Full list of emergency plumber coverage across London.
Landlord questions, answered directly
The ten questions every new landlord asks before joining the Priority List. If something is not here, ring 07456 975436 and an engineer (not a call centre) will walk you through an answer in under two minutes.
What does the Priority Landlord List actually cost?
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Nothing. Joining the list is free and carries no commitment. You give us a name, email and phone number, we send you a contact card, and you are on the list. If you never need us, you never pay. If you do ring, you pay only for the work — the standard call-out fee if it is an emergency, or zero call-out if it is scheduled maintenance.
How fast can you really get to me?
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Average response across zones 1-3 is 58 minutes from the moment you ring to the engineer knocking on the door. Zones 4-6 average 74 minutes. During peak demand (Christmas week, first cold snap of winter) those figures can stretch to 90 minutes, but Priority Landlord List jobs are always dispatched ahead of the standard queue.
Do you invoice monthly or do I pay on the spot?
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Landlords on the Priority List with three or more properties qualify for a monthly invoice account with 14-day payment terms. Everyone else pays per job — card, bank transfer or invoice with 7-day terms. We do not take cash on site and we do not hold deposits.
What happens if I already have a regular plumber I like?
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Keep them. We are designed to sit alongside your existing tradesman, not to replace him. The entire point of the Priority List is that your usual contact will occasionally be unavailable — on holiday, on another job, ill, or simply asleep at 3am — and you need a reliable second number for those moments. Most landlords on the list use us four to eight times a year.
Can I book scheduled maintenance with zero call-out fee?
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Yes. Any job booked at least 24 hours in advance carries no call-out charge for Priority List landlords. That includes CP12 gas safety certificates, EICR electrical inspections, annual boiler services, pre-tenancy plumbing checks, power flushes, radiator balancing, cylinder servicing and void-property drain-downs.
Do you cover all my properties across London, or just one borough?
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All of them, inside the M25. One landlord account covers every property in your portfolio. We operate out of three bases — east, west and south — which is what lets us hold a 60-minute response across zones 1-3. Large portfolios (10+ properties) get a dedicated account manager who learns the quirks of each building.
What's the emergency call-out fee when I do need you out of hours?
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£99 for the first hour, 24 hours a day, 7 days a week. That is the same figure published on our main pricing page. Priority List landlords do not pay a surcharge at night or on weekends. The only loaded rate is bank holidays, which is £120 for the first hour.
Can my tenants call you directly, or do they have to go through me?
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Either works. You can give tenants the contact card to use in a genuine emergency, or you can insist that every call comes through you first. Most landlords on the list forward the card to tenants with a note: 'use this only for floods, no heat or no hot water — everything else, ring me first.' We will always confirm the landlord's authorisation before starting chargeable work over £150.
Do you provide emergency plumbing for HMOs?
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Yes. We cover houses in multiple occupation (HMOs), purpose-built student accommodation and short-let properties across London. HMOs have stricter compliance requirements — annual gas safety on communal boilers, more frequent EICR checks, additional fire-safety plumbing on sprinkler systems — and we handle all of those on scheduled visits with no call-out fee.
Will you send me an annual compliance reminder for gas safety and EICR?
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Yes. When we complete your first CP12 or EICR, the expiry date goes on your landlord account and we email you 60 days before it lapses. One email, one reply, one scheduled slot — no missed dates, no chasing, no Section 21 risk because a certificate quietly ran out.
Useful background reading: our full pricing page, the published emergency plumber call-out fee breakdown, and the contact page if you prefer email to phone. Cold-caller or field team member? See hiring.
Get on the Priority Landlord List today
Ring the number below. An engineer answers, takes a name, an email and a phone number, and emails your emergency contact card within the hour. No contract, no commitment, no payment required to join — just a direct line to a 24/7 London-wide repair team for the moments your usual tradesman cannot make it.
If you never ring us, you never pay a penny. If you do, you get priority dispatch and zero call-out fee on scheduled work.
Prefer landline? 0207 046 1363. Lines open 24/7, 365 days a year.