Emergency Plumbing
24/7 Emergency Plumber in East London
Burst pipe, sudden leak or a toilet that won't stop? All Property Services provides fast, round-the-clock emergency plumbing across East London and Essex — 7 days a week, day or night.
Call +44 7765 861469When to call an emergency plumber
Some plumbing problems can wait for a booked appointment — others can't. Call us straight away for a burst or leaking pipe, water coming through a ceiling, no water at all, a leaking or overflowing toilet, a broken stopcock, or a boiler leak. The faster we get to you, the less damage water can do to your home.
Fast response across East London & Essex
We're local, so we're rarely far away. Our team covers East London and the surrounding Essex areas — Waltham Forest, Redbridge, Hackney, Newham, Ilford and beyond — and we aim to be with you as quickly as possible. We give you an honest arrival time when you call, not a vague window.
What to do while you wait
If it's safe, turn off your water at the stopcock (usually under the kitchen sink) to stop the flow, and switch off the electricity to any affected area. Move valuables away from the water and give us a call — we'll talk you through anything urgent over the phone.
Finding your stopcock before you need it
The single most useful thing you can do before an emergency happens is find your stopcock and check that it actually turns. In most East London homes it sits under the kitchen sink, but in older Victorian terraces it can be in a downstairs cupboard, under the stairs, beneath a floor hatch or in the cellar. Flats often have one inside the property and an external isolation valve in a communal riser cupboard. Turn it off and on once now, while nothing is wrong — a stopcock that has not moved in fifteen years is often seized solid, and discovering that at two in the morning with water coming through a ceiling is the worst possible time. If yours will not budge, tell us when you call and we will replace it as part of the visit.
What an emergency call-out actually costs
We agree the price with you before any work begins, on an emergency call-out exactly as we do on planned work. When you ring, describe what is happening and we will tell you what the visit involves and what it will cost — not a vague hourly rate that runs on unchecked. If the repair turns out to need parts or work beyond the immediate make-safe, we stop, explain what we have found and what it will cost, and let you decide. You get an invoice for every completed job, and we accept cash, bank transfer and card payments.
Make safe first, then repair properly
Not every emergency can be finished in one visit, and pretending otherwise helps nobody. Our first job is always to stop the damage — isolate the water, drain the affected run, contain the leak. Once the situation is stable we tell you honestly whether the permanent repair can happen there and then or whether it needs a part, a dry surface, or daylight. A soldered joint on a soaking wet pipe will not hold, and we would rather come back the next morning and do it once than do it twice. Either way you are not left with water running.
Emergencies we handle
- ✓Burst and leaking pipes
- ✓Overflowing or blocked toilets
- ✓No hot water or heating
- ✓Leaking boilers and radiators
- ✓Blocked drains causing backups
- ✓Broken stopcocks and valves
Frequently asked questions
How quickly can you get to me?
We prioritise genuine emergencies and aim to reach you as fast as possible across East London and Essex. Call us and we'll give you a realistic arrival time on the spot.
Are you available at night and weekends?
Yes — our emergency service runs 24/7, including nights, weekends and bank holidays.
Will you give me a price before starting?
Yes. We agree the cost with you before any work begins, so there are no surprises, and we provide invoices for every job.
Where is my stopcock likely to be?
Usually under the kitchen sink, but in older terraces it can be under the stairs, in a downstairs cupboard, beneath a floor hatch or in the cellar. Flats often have one inside the property plus an external valve in a communal riser cupboard. It is worth finding yours and checking it turns before you ever need it.
Is water coming through my ceiling an emergency?
Yes — treat it as one. Turn off the water at the stopcock, keep away from any light fittings in the affected area, switch off the electricity to that part of the house if you can do so safely, and call us. Water sitting above a plasterboard ceiling is both a structural and an electrical risk.
Can you repair a burst pipe in one visit?
Usually, yes. Where we cannot — because a joint needs a dry surface to hold, or a part has to be collected — we make the situation safe first by isolating and draining the run, tell you plainly what is outstanding, and come back to finish it properly rather than leaving a repair that will fail.
Do you charge more at night or at weekends?
We tell you the cost of the call-out when you ring, before we set off, whatever the time. There are no charges you have not heard about before we arrive, and you get an invoice for the completed job.
Which areas do you cover for emergency call-outs?
East London and Essex, including Waltham Forest, Redbridge, Hackney, Newham and the surrounding areas, 24 hours a day, 7 days a week.
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