Safety first — call this first by situation

Tap won’t shut off and water is escaping. Turn off the internal stop tap (usually under the kitchen sink) or, if there’s an isolation valve below the basin or sink, turn that. See Burst Pipes Lambeth for active flooding from a fresh-water pipe.

Smell gas, hear hissing or suspect a gas leak. Do not switch anything on or off, and do not use flames, electrical appliances, or smoke. Open doors and windows if it is safe to do so. If you know where the gas meter control valve is and can reach it safely, turn off the gas supply at the meter. Leave the property if the smell is strong, then call the gas emergency service on 0800 111 999 (free, 24/7) from outside.¹

Water reaching electrics. Do not touch electrical systems if water is present. Only isolate power at the consumer unit if it is safe to access without contact with water.

Right page for your problem?

This page is for tap repair and installation — washer and cartridge replacements, like-for-like tap swaps, bath and shower mixers, outdoor tap installation, low flow at one tap, and stiff or noisy taps. For other situations:

• Active leak from a flexi tail under the sink, or a burst pipe → Burst Pipes Lambeth
• Hidden leak — damp patches, high water bills, no visible source → Leak Detection Lambeth
• Wider bathroom or kitchen plumbing project → Bathroom Plumbing Lambeth or Kitchen Plumbing Lambeth
• Active gas leak → call 0800 111 999¹

Quick check — what’s wrong?

• Drips, leaks at the spout, or won’t turn off → washer or cartridge.
• Leaks at the base or worktop → body seal or flexi tail underneath.
• Low flow at one tap only → cartridge or aerator blocked with limescale.
• Like-for-like replacement (kitchen, basin, bath) → installation.
• New outdoor tap → installation + backflow protection.
• Active leak from a flexi tail under the sink → see Burst Pipes Lambeth.

Stop the water if it’s actively leaking

Most modern taps have a small isolation valve under the basin or sink on the supply pipes — turn the slot a quarter-turn so it’s across the pipe to stop water to that tap only. If you can’t find one, the internal stop tap (usually under the kitchen sink) shuts the whole supply.

Repair or replace?

A tap that drips intermittently or only when fully open is often repairable. A tap that leaks at the base, has corroded fittings, or comes with a discontinued cartridge is sometimes cheaper to replace than to chase parts.

Lean towards repair if:

• The tap is under ~10 years old and from a recognisable brand
• The fault is a single component (cartridge, washer, aerator)
• Replacement parts are still available from the manufacturer

Lean towards replacement if:

• The tap is 15+ years old or unbranded
• The body is corroded or pitted
• Replacement cartridges are obsolete or only available second-hand
• You’ve replaced the cartridge once already and it’s failed again

For a single washer or cartridge swap, repair is usually well under half the cost of a replacement tap fitted.

Modern taps vs older taps

The repair is genuinely different depending on which type of tap you have:

• Modern monobloc / lever mixers (single body, single lever or two levers) — usually ceramic disc cartridges. Cartridges come in common sizes (e.g. 8mm–25mm), but compatibility also depends on manufacturer and spline type. A plumber may carry the most common cartridges on the van.
• Traditional pillar taps and bridge mixers (separate hot and cold, capstan or cross-head handles) — almost always rubber washers and sometimes a reseat of the brass valve seat if it’s pitted. Washers are cheap; reseating needs a specific tool but is straightforward.
• High-end imported taps (some Italian, German and US brands) — proprietary cartridges that may need to be ordered. Confirm with the plumber before they travel.

When you call

Before the plumber travels, get the following in writing (a text or email is fine):

• Callout fee — and what it includes
• Hourly rate or fixed-fee — tap work is often quoted as a fixed visit price
• Parts policy — sourced same-day, or quoted before fitting?
• Common parts on the van — ask whether the plumber carries common cartridges, washers and isolation valves. Some tap repairs can be completed on the first visit when the right parts are available.
• Compatibility check — for unusual or imported taps, ask whether the plumber can identify the brand from a photo before travelling.
• Tap supply — is the plumber supplying the tap, or are you?
• Out-of-hours uplift — if it’s evenings, weekends or bank holidays.

Have ready when you call: tap make and model if you know it, what’s wrong (drip, leak at base, low flow, won’t turn), tap type (mixer, monobloc, bridge, pillar), whether there’s an isolation valve below, premises type (flat / house / commercial), and your postcode.

Lambeth-specific signals

Hard water and ceramic cartridges

Lambeth sits in Thames Water’s hard-water area.²⁶ Hard water can contribute to limescale build-up on ceramic disc cartridges, washer seats and tap aerators over time. Symptoms include stiffening lever action, dripping when the tap is fully closed, and reduced flow at the spout. Cleaning the aerator (unscrew the end of the spout if accessible and safe to remove, soak in white vinegar) is a free first step before calling.

Older properties and imperial threads

Some older Lambeth properties — particularly Victorian and Edwardian housing in Brixton, Clapham, Stockwell, Streatham and West Norwood — still have imperial-thread plumbing on older taps and connectors. Modern taps come with metric connectors. A plumber may need imperial-to-metric adapters or replacement supply pipework for a like-for-like swap, which adds time to what looks like a simple job.

Conversion flats and pressure

In conversion flats, mains water pressure can vary significantly between flats in the same building, especially when several flats draw at once. A “low flow” complaint at a tap is sometimes a building-wide pressure issue rather than a tap fault. The plumber should test pressure at multiple outlets before condemning the tap.

Outdoor tap installation

Outdoor taps must be installed with suitable backflow protection. A double-check valve is commonly used for garden tap supplies — particularly important if a hose can be left submerged in a bucket or pond. The work should comply with the Water Supply (Water Fittings) Regulations 1999.³⁵

Most like-for-like tap work is not notifiable, but some water fittings work is. Ask the plumber to confirm whether notification to Thames Water applies before work starts.³⁶

Conservation areas

Per Lambeth Council, the borough has 62 designated conservation areas covering approximately 30% of its area.⁸

Internal tap work doesn’t engage planning. But visible external pipework in conservation areas or on listed buildings should be checked against Lambeth planning requirements. Lambeth Council administers these as the local planning authority.

Lambeth council tenants and leaseholders

Per Lambeth Council’s repair responsibility guidance, the Council is responsible for keeping fixed sinks, baths and basins in good working order in council-owned homes.⁹

If you’re a Lambeth council tenant with a tap problem:

• Working day repair: 020 7926 6000, or via your online tenant account.¹⁰
• Out-of-hours emergency repairs: 020 7926 6666 — for issues classified as emergencies by Lambeth Council, such as a tap stuck open with water escaping continuously.³ ¹⁰

A dripping tap is normally a working-day repair request rather than an emergency. If you book a private plumber instead of going through the Council, you may not be reimbursed unless the repair was authorised or Lambeth policy allows it.

Leaseholders of former council flats: taps and sanitaryware inside your demised premises are typically your responsibility under the lease, per Lambeth’s leaseholder repair guidance.¹² Always refer to your individual lease, which overrides general guidance.

Private renters and landlords

Per Section 11 of the Landlord and Tenant Act 1985, every short-lease residential tenancy contains an implied covenant by the landlord to keep in repair the installations for the supply of water and sanitation.¹³ A persistently dripping tap or one that won’t turn off is likely to engage Section 11 repair duties, for tenancies covered by Section 11. Tenants may be liable where damage is caused by misuse. A continuously dripping tap can also push the water bill up if the property is metered.

Tell the landlord (or letting agent) in writing as soon as you notice the issue. If the landlord won’t act, contact Lambeth Private Sector Housing where licensing or housing-condition enforcement applies.

In the moment, a directory-listed plumber can fix it; reimbursement is then a separate conversation.

Selective licensing

Lambeth’s Selective Licensing Scheme currently applies to many privately rented homes in the borough — typically those let to a single-family household or no more than two unrelated sharers — across most wards, with Vauxhall and Waterloo & South Bank excluded.¹⁴ Coverage is subject to ward designation, property-level exemptions, and change.

Check current status with Lambeth Council before relying on this — designations are time-limited. HMOs continue to be licensed separately under the Council’s HMO licensing schemes. A licensed landlord must keep the property in good repair as a licence condition.

What does tap work cost in Lambeth?

Indicative directory estimates only, based on London plumbing market familiarity — not regulated rates and not official market data. No official pricing data exists for private tap work.

Always confirm pricing before work begins. Actual costs vary by tap type, parts availability, access, and time of attendance. VAT applies. Tap supply (the tap itself for a replacement) is normally separate from the labour cost.

Tap supply cost varies widely by brand, finish and specification. Confirm whether the plumber is supplying the tap or whether you are buying it yourself.

Lambeth-specific cost factors:

• Older properties with imperial threads — Victorian and Edwardian housing across Brixton, Clapham, Stockwell, Streatham and West Norwood may need imperial-to-metric adapters or short replacement runs of supply pipework on a like-for-like swap; adds time to what looks like a simple job.
• No isolation valves below the sink/basin — older fittings often lack isolation valves; the plumber may need to drain down via the internal stop tap, adding labour.
• Conversion flats with shared pressure — low-flow diagnosis may need pressure tested at multiple outlets before condemning the tap.
• Conservation area considerations — outdoor taps on visible front elevations in any of Lambeth’s 62 conservation areas may add planning lead time.
• Imported / high-end taps — proprietary cartridges may need to be ordered; the first visit may be diagnostic only.
• Council-owned homes — the Council route is usually free to the tenant; for leaseholders, communal-vs-demised responsibility can affect callout cost.

Why directory-listed plumbers

Tap work doesn’t usually involve gas appliances, so Gas Safe registration isn’t typically relevant. Where work involves gas appliances or gas pipework, Gas Safe registration is verified — under the Gas Safety (Installation and Use) Regulations 1998 (enforced by HSE), any gas work on a domestic gas appliance must be carried out by a Gas Safe registered engineer competent for that category of work, with registration through the Gas Safe Register.⁵ ¹⁵

Before any plumber appears in this directory we check, at minimum:

• Gas Safe registration for any plumber offering gas work, against the Gas Safe Register’s check an engineer service.⁵
• Public liability insurance — industry-standard rather than a legal requirement, but every listing carries it at time of listing.
• Business identity — registered company details, trading name, and trading address.

Listing checks are completed before publication and repeated annually. Gas Safe status should still be checked again at booking.⁵

Areas covered

• SW2 — Brixton, Brixton Hill, Streatham Hill (parts)
• SW4 — Clapham, Clapham Common, Clapham Park (parts)
• SW8 — South Lambeth, Stockwell (parts), Vauxhall (parts), Oval (parts)
• SW9 — Brixton (parts), Stockwell (parts), Angell Town, Loughborough Junction (parts), Oval (parts)
• SW12 — Clapham Park (parts) (postcode crosses borough boundary)
• SW16 — Streatham, Streatham Hill (parts), Streatham Vale
• SE1 — Waterloo, South Bank, Lambeth (North Lambeth) (parts), Vauxhall (parts)
• SE5 — Brixton (parts), Myatt’s Fields
• SE11 — Kennington, Vauxhall (parts), Oval (parts)
• SE19 — Crystal Palace (parts), Gipsy Hill (parts)
• SE21 — Tulse Hill (parts), West Dulwich
• SE24 — Herne Hill, Tulse Hill (parts), Loughborough Junction (parts)
• SE27 — West Norwood, Tulse Hill (parts), Gipsy Hill (parts)

Related services in Lambeth

• Bathroom Plumbing Lambeth
• Kitchen Plumbing Lambeth
• Toilet Repairs Lambeth
• Leak Detection Lambeth
• General Plumbing Lambeth

Related guides

• How to Find Your Stop Tap (London Homes)
• London Plumbing Costs & Compliance Guide 2026
• How to Read a Plumbing Quote

Closing

Some tap problems are quick fixes when the right part is on the van. Identify the tap type before you call (modern lever vs traditional capstan), describe the symptom precisely (drip, leak at base, low flow, stiffness), and confirm whether the plumber carries common cartridges and washers.

A clear brief improves the chance of a first-visit fix. A vague brief can mean a return visit.

Confirm callout fee, hourly or fixed-fee structure, and whether parts are quoted before fitting before the plumber travels.

For Lambeth landlords, keeping installations for the supply of water in repair is a Section 11 duty under the Landlord and Tenant Act 1985, for tenancies covered by Section 11.¹³ Tenants without working installations can contact Lambeth Private Sector Housing where licensing or housing-condition enforcement applies. Lambeth’s Selective Licensing Scheme currently applies to many privately rented homes across the borough except in Vauxhall and Waterloo & South Bank wards — check current status with Lambeth Council before relying on this.

Contact directory-listed plumbers in Lambeth ↑

← Back to all plumbing services in Lambeth

Last reviewed: May 2026 by Adiel Khan — SFEDI-accredited business advisor with 20+ years experience (South East Enterprise Ltd) and operator of VerifiedPlumbers. LinkedIn ↗

This page is reviewed against guidance published by HSE ↗, Gas Safe Register ↗, GOV.UK legislation ↗, Thames Water ↗ and London Borough of Lambeth ↗. The page draws on Thames Water hard water guidance and leak allowance; Lambeth Council housing repairs, emergency contact numbers, Selective Licensing Scheme and conservation areas; Gas Safe Register registration and ID-card guidance; HSE engineer registration check and Gas Safety (Installation and Use) Regulations 1998 enforcement; and UK legislation (Landlord and Tenant Act 1985 Section 11; Water Supply (Water Fittings) Regulations 1999).

Sources & further reading

¹ HSE — Domestic gas safety FAQ (gas emergency contact). https://www.hse.gov.uk/gas/domestic/faqs.htm ³ Lambeth Council — Emergency contact numbers. https://www.lambeth.gov.uk/about-council/contact-us/emergency-contact-numbers ⁵ Gas Safe Register — Check An Engineer. https://www.gassaferegister.co.uk/find-an-engineer-or-check-the-register/check-an-engineer/ ⁸ Lambeth Council — Conservation area profiles. https://www.lambeth.gov.uk/planning-and-building-control/conservation-and-listed-buildings/conservation-area-profiles ⁹ Lambeth Council — Our repair responsibility. https://www.lambeth.gov.uk/housing/housing-repairs/tenants-repairs/our-repair-responsibility ¹⁰ Lambeth Council — Request a housing repair. https://www.lambeth.gov.uk/housing/housing-repairs/tenants-repairs/request-housing-repair ¹² Lambeth Council — Leaseholders and repairs. https://www.lambeth.gov.uk/housing/housing-repairs/leaseholders-repairs ¹³ Landlord and Tenant Act 1985, Section 11 — legislation.gov.uk. https://www.legislation.gov.uk/ukpga/1985/70/section/11 ¹⁴ Lambeth Council — Selective Licensing Scheme. https://www.lambeth.gov.uk/housing/landlords-licensing/selective-licensing-scheme ¹⁵ HSE — Check an engineer – are they Gas Safe registered? https://www.hse.gov.uk/gas/gas-safe-register-check.htm ²⁶ Thames Water — Hard water. https://www.thameswater.co.uk/help/water-and-waste-help/water-quality/hard-water ²⁸ Thames Water — Claim leak allowance. https://www.thameswater.co.uk/help/water-and-waste-help/leaks/leaks-at-home/leak-allowance ³⁵ Water Supply (Water Fittings) Regulations 1999 — legislation.gov.uk. https://www.legislation.gov.uk/uksi/1999/1148/made ³⁶ Water Supply (Water Fittings) Regulations 1999, Schedule 2 — legislation.gov.uk. https://www.legislation.gov.uk/uksi/1999/1148/schedule/2/made