There is a water leak or pipe burst — who do I call?

Direct answer

First stop the water at the main valve and cut the electricity if water reaches sockets. In a rental, the landlord or managing agent is responsible for the pipes and must send someone urgently; if you cannot reach them, call an emergency plumber and keep the invoice — an urgent necessary repair can be charged back. Damage to your belongings and the neighbour's ceiling is what Ombudsman van de Verzekeringen (02 547 58 71) — your contents or liability insurer, and their ombudsman if they refuse — is for. If the leak comes from the street or the building's main supply, Gemeentebestuur / stadsbestuur (belgium.be) sends the water company. Vrederechter — verzoeningsprocedure (rechtbanken-tribunaux.be) decides if the landlord will not repair or reduce the rent.

Call firstVrederechter — verzoeningsprocedure

Report toOmbudsman van de Verzekeringen

If that failsGemeentebestuur / stadsbestuur

🗣️ What to say

"There is a water leak at [address] since [time] coming from [where]. I have shut the main valve. The [ceiling / floor / neighbour below] is affected. Please send a plumber today; if I cannot reach you by [time] I will call an emergency plumber and charge the cost to you."

🪜 Step by step

Stop water, cut powerMain valve, then the fuse for the affected room. Move belongings, put buckets, photograph everything.
Warn the neighbour belowAnd the building manager. The sooner they know, the smaller the claim.
Landlord or agent, by phone and in writingPhone for speed, message for proof. Give a short deadline before you call your own plumber.
Insurer within daysContents insurance for your things, liability for the neighbour's; the landlord's building insurance for the structure. Photos and the plumber's report are the claim.
Landlord will not act: Vrederechter — verzoeningsprocedureRent reduction for the unusable rooms and an order to repair.

📇 All contacts

Vrederechter — verzoeningsprocedureFree conciliation in tenancy disputes, no lawyerAfter the formal notice goes unanswered🔗 www.rechtbanken-tribunaux.be/nl/rechtbanken-hoven/vredegerecht

Ombudsman van de VerzekeringenFree mediation with insurersAfter the insurer's refusal📞 02 547 58 71 🔗 www.ombudsman-insurance.be

Gemeentebestuur / stadsbestuurNuisances, roads, waste, population registry, lost propertyFor anything the municipality handles🔗 www.belgium.be/nl/over_belgie/overheid/gemeenten

HuurdersbondLegal advice for tenants (membership)Before you write, on deductions and deadlines🔗 www.huurdersbond.be

❓ Frequently asked

Who pays the plumber?

The owner of the pipe: the landlord for the building's plumbing, you for an appliance you own (washing machine hose). The invoice for an urgent repair the landlord ignored is recoverable.

My neighbour's leak damaged my flat

Their liability insurance pays; write to the neighbour and their landlord, and claim on your own contents insurance first if you have one — insurers settle between themselves.

The landlord says it is my fault

Only if you caused it (blocked drain, broken appliance). A burst pipe or a failed seal is wear and the owner's risk.

📎 Sources

Last checked: 2026-09-26

🔎 Common searches

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“water leak landlord responsibility Belgium”
“pipe burst who pays”
“leak from upstairs neighbour claim”
“emergency plumber rental landlord”
“water damage insurance claim”

🧭 Is this still correct?

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💧 There is a water leak or pipe burst — who do I call?