Water through the ceiling in a Bruntsfield tenement
Bruntsfield is mostly Victorian tenements, many above shops and cafés. When water comes through a ceiling, the source is often in the flat above, but not always directly above the stain.
By AJ, certified Gas Safe engineer and lead plumber at 247 Emergency Plumbers Edinburgh · Published · Updated · 1 min read
Finding the likely source
Water follows joists and pipes before it drips, so a stain in your hall can come from a bathroom one room across. Look at what is above you: a bathroom, kitchen or radiator are the usual sources. If the leak only appears when the upstairs shower runs, it is probably a seal or waste joint rather than a supply pipe.
Ask your upstairs neighbour to stop using the shower or bath until it has been checked. If water is pouring in, they should turn off their stopcock.
Getting access sorted early
We may need to enter both flats. Exchange phone numbers with the neighbour above and agree who will be home. If the flat above is a business or holiday let, find out who holds the keys.
We’re proud to be clear about our prices. Published guide charges, a clear breakdown of what is included, and your agreement before work starts. Callout, labour, parts and materials are explained separately so you can make an informed choice.
Standard hours are 7am–7pm, Monday to Friday, excluding bank holidays. Evenings, nights, weekends and bank holidays are out of hours. All times are Edinburgh local time.
These figures are not a total job price.
Callout charges cover attendance and diagnosis only and are separate from repair labour. The service prices shown are labour charges only. Parts and materials are charged separately. No VAT is charged.
Service labour figures below are guides for standard-hours work. Out-of-hours labour is quoted separately. Where a callout applies, for urgent attendance, it is payable for attendance and diagnosis even if you decide not to proceed with a repair; confirm the applicable fee before agreeing to attendance.
Prices correct as of . Published prices are subject to change without notice for future enquiries. This does not change an accepted quotation or an agreed contract price; any additional work or price variation requires your agreement before proceeding. Read our pricing policy →
Booked a planned visit online or on WhatsApp? No callout charge. You pay only for the work you agree to, plus parts.
Callout charges and standard-hours service labour guide
Service
Guide charge
What it covers
Standard-hours callout
From £75
Attendance and diagnosis only
Out-of-hours callout
£100–£180
Attendance and diagnosis only
Leak detection
£100–£225
Detection labour only; repair separate
Burst pipe repair
£125–£250
Labour only
Drain unblocking
£70–£180
Labour only
Blocked toilet
£70–£135
Labour only
Ask for the callout charge, labour and any other known costs before agreeing to a visit. We will agree the total price, or how it will be calculated, before you commit; any repair, parts or additional work needs your agreement before it starts.
Leak detection does not include the repair. Boiler work requires an appropriately qualified engineer; the boiler service price does not include a separate landlord gas safety certificate. Jobs outside the listed ranges or services without a published guide require an individual quote.
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Contact the landlord, letting agent or factor if you know them. If water is escaping and cannot be stopped, call us and explain the situation.
Will my insurance cover the damage?
It depends on your policy and on where the leak started. Take photos and contact your insurer promptly.
Which local page should I use next?
Use the Bruntsfield area page and the service links below. Call with your full postcode to confirm coverage and arrival time.
DAYTIME BOOKING REQUESTS · 7AM–7PM
Prefer to book on WhatsApp?
WhatsApp booking requests are for weekday daytime visits, Monday to Friday within 7am–7pm, Edinburgh local time. One same-day slot is offered each weekday, at least 3 hours ahead; for a same-day booking, call 0131 210 0505 to confirm.
Choose an available date and then a two-hour time window in the chat. Bookings are provisional until the plumber confirms. The work and price must be discussed and agreed before work starts. Online and WhatsApp bookings are not available at weekends: for a weekend or bank holiday visit, call 0131 210 0505 (out-of-hours pricing applies). Standard rates apply Monday to Friday, excluding bank holidays. Callout, labour, parts and materials are separate charges: agree all applicable charges before committing to a visit.
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