Tenement flats are common in Glasgow, Edinburgh, Dundee and Aberdeen. They are solid, well-built homes, but flats are stacked one above another, so a leak rarely stays in one place. A small gap in the sealant around a bath or shower can let water into the floor and through the ceiling of the flat below. This guide explains how that happens, what to check and how to avoid a leak turning into a dispute with neighbours.
How a sealant leak reaches the flat below
When the sealant along a bath or shower tray splits or lifts, water runs down behind it with every shower. It soaks into the floor beneath the bath, often timber in older tenements, and spreads along it. The first sign may be a stain on the ceiling below, not anything in your own bathroom.
Because the water is hidden, a slow leak can go on for weeks. By the time a neighbour notices, the ceiling below may need repair as well as the sealant above.
Signs to look for in your own flat
- Sealant that is black with mould, cracked, shrunk or pulling away
- A gap between the bath and wall that opens when the bath is full
- Damp, soft or stained flooring near the bath or shower
- A musty smell behind the bath panel
- Loose tiles or cracked grout in the shower area
If you suspect a leak, our guide to leaking showers covers simple checks to tell sealant from plumbing.
Common parts and your own flat
Tenement owners often share responsibility for common parts such as the roof, external walls and the close. Where the title deeds are silent or unclear, the Tenement Management Scheme under the Tenements (Scotland) Act 2004 can be used for decisions about this shared property. It can be used with or without a property factor (mygov.scot: Tenement Management Scheme).
Sealant around your own bath, shower and basin is part of your own flat’s fittings rather than a common repair, so it is normally for you, or your landlord if you rent, to arrange. If your building has a factor, they may still want to know about a leak that affects the structure or other flats.
Need it done properly? Mr Mastic covers the South East, London and Scotland, with a one-year guarantee on every job. Call or email for a quick quote.
Acting before it becomes a dispute
- Talk to your neighbour early. If they mention a stain, ask to see it and take photos.
- Stop using the bath or shower if you think it is the source, until it has been checked.
- Get the sealant replaced properly. Cut out, cleaned, dried and resealed, not patched over.
- Check your insurance. Water damage to another flat may involve your buildings or contents policy. Speak to your insurer about what is covered.
- Keep a record of what was found and what was done.
How we can help
We work across all of Scotland. A bathroom reseal means all of the old sealant is cut out, the joint is cleaned, mould is treated and the bath is filled before a new bead of anti-fungal silicone goes on. That last step matters in older flats where baths can move on timber floors. Every job carries our one-year guarantee.
Older baths and timber floors
Many tenement bathrooms have been refitted more than once. A newer bath may sit on a timber floor that flexes slightly, so the gap between bath and wall opens and closes as the bath fills and empties. A rigid filler or a thin bead in that joint soon cracks. Filling the bath before sealing, and using a flexible sanitary silicone, gives the joint the best chance.
Quick answers
Who pays for damage to the flat below?
It depends on the cause, your title deeds and your insurance. Speak to your insurer, and your factor if the building has one.
Can a factor arrange my bathroom reseal?
Factors generally deal with common parts. Sealant inside your flat is usually your own responsibility to arrange.
Does soft water in Scotland affect sealant?
Soft water means less limescale, but sealant still needs regular cleaning and good ventilation to stay sound.
Related services
More advice
- Leaking Shower? How to Tell if It’s the Sealant
- Sealant Maintenance for Landlords and Agents
- Why Does Bathroom Sealant Go Mouldy?
- All advice
This guide is general information about sealant work. It isn’t legal, fire-safety or structural advice; for those, speak to a qualified professional.