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The landlord of the above property should be liable, but some will try to fob you off and tell you that it is you that needs to make a claim. That is bollocks IIRC. It's a tricky situation for the tenants above though, if the landlord is not playing ball. They might not be in a position to pay for an emergency plumber, and if they were, they'd need an agreement with the landlord to do that, otherwise they could be a few hundred quid in the hole with the landlord refusing to reimburse. They'd have to go down a small claims court route and jeopardise their tenancy etc. If the landlord keeps avoiding the issue, the tenants could claim for it via the Housing and Property Chamber, but that would be their prerogative, and if the leak isn't directly affecting them, they probably won't. Letting Agents claiming they don't manage a particular property when work/money is concerned tended to be a tactic that some of the shadier agents would use (like AM-PM, who should be avoided as a tenant or a landlord, proper shysters. APL are a load of bastards n'all). It was incredible how many times we'd contact agents when I worked at the council, they'd confirm that they managed a property, and when I'd mention leaks or repairs the tone immediately changed to "oh, actually, we no longer manager that one", like clockwork. Who is the letting agent in this instance? I believe you've spoken to my old colleague Joe Lamb before. He should be able to give you some advice (if he still works there, if not, someone else in Private Sector Housing will be able to help. Ally Thain is the manager and he's a super good chap, super helpful.). The council can step in and force works to go ahead and then bill the landlord in instances where the landlord isn't cooperating to essential works, and this should certainly qualify as such. They've changed the number on the ACC site to a single number which greets you with loads of confusing menus but 522299 is a direct line to PSHU.