06 / REACTIVE
Plumbing & maintenance.
One number, clear updates, done once.
Responsive repairs and planned works for managed properties — leaks, taps, toilets, showers, cylinders and the hundred small jobs that keep tenants happy — coordinated by our office from booking to completion.
At a glance
- Reactive
- Leaks, no water, blocked wastes and failed heating prioritised; routine repairs booked around the tenant
- Typical jobs
- Taps, toilets, showers, leaks, cylinders and immersions, radiators and valves, wastes and traps
- Planned
- Pre-tenancy and end-of-tenancy works, upgrades, making-good after other trades
- Updates
- Confirmation on booking, on arrival and on completion, with photographs where useful
- Authorisation
- We work to your approval limits and quote before exceeding them
WHAT’S INCLUDED
Plumbing & maintenance: what we do.
Leaks and leak tracing
From a dripping trap to a leak behind a wall, found and fixed — and where it has caused damp, handed straight to our damp and mould team.
Taps, toilets, showers
Repairs and like-for-like replacements of the fittings that generate most tenant calls, carried on the van where possible.
Cylinders and immersions
Unvented and vented cylinder faults, immersion heaters, timers and thermostats, with the electrical side done by our electricians.
Radiators and heating faults
Valves, bleeding, balancing and radiator replacements, with gas and electrical heating faults passed to the right engineer on the same team.
Wastes and internal drainage
Blocked sinks, baths and toilets, traps and waste pipes, and advice when the problem lies in the external drains.
Planned and pre-tenancy works
Snagging lists, pre-let repairs and small upgrades scheduled around void periods so the property is ready on the day.
HOW IT WORKS
From instruction to paperwork, in four steps.
01
Raise the job
Address, tenant contact details, what has been reported and your authorisation limit. Emergencies by phone.
02
Triage and booking
We prioritise by urgency, agree a slot with the tenant and confirm it to you.
03
On site
The engineer fixes what can be fixed on the visit, and reports clearly where parts or a quote are needed.
04
Completion
Completion notes and photographs on the job, and an invoice that matches the quote.
THE RULES
The landlord’s side of the bargain
Landlord and Tenant Act 1985 s.11; Homes (Fitness for Human Habitation) Act 2018; Renters’ Rights Act 2025. Summary correct at October 2026.
- Repairing obligations. Landlords must keep the structure, exterior and installations for water, gas, electricity, sanitation, heating and hot water in repair under section 11 of the Landlord and Tenant Act 1985.
- Fit for habitation. The Homes (Fitness for Human Habitation) Act 2018 lets tenants take action where a property is not fit to live in — including for damp, inadequate hot water or sanitation.
- Timescales are coming. Awaab’s Law under the Renters’ Rights Act 2025 will set fixed response times for hazards in private rented homes once regulations are made; a reliable repairs route is the preparation.
- Keep the record. Dated job records, completion notes and photographs are the evidence that reports were acted on.
WHY ARK
What you get from us that you might not elsewhere.
Office-led coordination
Our bookings team handles the tenant, the keys and the updates, so a property manager raises the job once and hears when it is done.
The right trade, first time
A “plumbing” job is often electrical or gas underneath. With all three on one team, the engineer on site can call the right colleague rather than closing the job and starting again.
Clear quoting
We work to your authorisation limit, quote before going beyond it, and invoice to the quote.
QUESTIONS WE’RE ASKED
Frequently asked questions.
How quickly do you attend?
Urgent jobs — uncontrolled leaks, no water, no heating in cold weather — are prioritised for the same or next working day where access allows. Routine repairs are booked around the tenant, usually within a few days.
Do you offer an out-of-hours service?
Tell us what your branch needs and we will confirm what we can offer. For genuine emergencies outside office hours, tenants should always isolate the water at the stopcock first.
Will you quote before doing work?
We work to the authorisation limit you give us. Anything likely to exceed it is quoted first, with photographs so you and the landlord can see why.
Do you do bathroom and kitchen refits?
We do plumbing-led replacement and repair work — sanitaryware, taps, showers, wastes — and small upgrades between tenancies. For full refurbishments, talk to us about scope.
What if the fault turns out to be electrical or gas?
It happens often with cylinders, showers and heating. The job stays with us and is passed to the right engineer on our team, so you are not left arranging a second contractor.
Do you work directly with tenants?
We arrange access and keep tenants informed, but we take instructions from and report to the agent or landlord.
SEND US A JOB
Got a property that needs this?
Send us the address and what needs doing, and our bookings team will take it from there. One property or a portfolio, the process is the same.