Is Water Included in Your Rent? England Renter's Guide

As a renter in England, it can be confusing to know exactly which bills you’re responsible for, especially when it comes to water. While some tenancies include water rates in the rent, others require you to set up and pay these bills separately. Understanding what your agreement covers will help you budget—and avoid disputes with your landlord.

Understanding Water Charges in Rented Properties

Whether or not your water bill is included in your rent depends on your tenancy agreement. There is no automatic legal requirement for landlords to cover water bills, but they can choose to do so.

• If water is included: Your tenancy agreement should clearly state this, and the rent amount will account for water bills.
• If water is not included: You (the tenant) are responsible for setting up and paying water bills directly to your regional water supplier.

If you’re unsure, always check your written tenancy agreement or ask your landlord directly for clarification.

Types of Tenancy Agreements and Water Bills

Your rights and responsibilities around utilities are also influenced by the type of tenancy you have:

• Assured shorthold tenancy (AST): The most common in England. The agreement should specify who pays which bills, including water. See official details on tenancy agreements.
• Rent Act or regulated tenancies: Usually older agreements with different rules but still require the landlord to indicate what's included.
• Licences or lodger agreements: These often cover all bills, but it's not guaranteed—always check the contract.

The key is what your individual agreement says, as set out and protected under the Housing Act 1988^[1] and the Rent Act 1977^[2].

Who Is Responsible for Paying Water Bills?

In most cases, the tenant is responsible for paying their own water bills unless the tenancy agreement says otherwise. The landlord must not charge you more than they are charged by the water company if they are collecting the payments from you.

Shared Accommodation and Water Charges

In shared houses or HMOs (houses in multiple occupation), water bills are often included in the rent, but not always. Ask your landlord or check your tenancy agreement. The local council’s guidance may apply for licensed HMOs; see HMO renting guidance.

What to Do If There’s a Dispute or Overcharge

If you believe you’re being unfairly charged for water, or that the landlord is asking for more than permitted by law, you have a right to raise a complaint. England’s official tribunal for residential tenancies is the First-tier Tribunal (Property Chamber).^[3]

For rent-related disputes or disputes about charges for services such as water, tenants may be able to apply for a tribunal hearing.

Relevant Forms: Applying to the Tribunal

• Form: Application relating to Rent or Charges to First-tier Tribunal (Property Chamber) – 'Rents' form
  When to use: If your landlord is charging for water (or other services) in connection with your rent, and you believe the charges are unfair or incorrectly applied.
  How to use: Complete the relevant application form found at First-tier Tribunal application guidance. Attach copies of your tenancy agreement and recent bills as evidence.

Action Steps If Water Bill Responsibility Is Unclear

• Check your tenancy agreement for water bill details.
• Ask your landlord or letting agent for written clarification.
• If in doubt, contact your local council’s Private Sector Housing Team.
• If you suspect overcharging, collect evidence and consider applying to the First-tier Tribunal.

If you act quickly and keep written records, your concerns can often be resolved before they escalate.

FAQ: Water Bills and Rent in England

The following answers provide quick guidance for common questions; always check your own agreement for specific details.

1. Is my landlord allowed to charge me more than the actual water bill?
   No, your landlord can only recoup the actual cost charged by the water supplier, not make a profit. This is protected by law.
2. What if my tenancy agreement doesn’t mention water bills?
   If the agreement is silent, it is usually the tenant’s responsibility to pay water bills directly, but clarify this with your landlord to avoid disputes.
3. Are water bills always included in rent for shared houses or HMOs?
   Not always. It depends on the landlord and agreement. Clarify in writing before moving in.
4. Who do I contact if I believe I am being unfairly charged?
   Start by speaking with your landlord. If unresolved, contact your local council’s housing office or the First-tier Tribunal (Property Chamber) for guidance and next steps.

Need Help? Resources for Renters

• GOV.UK: Renting Guidance for Tenants
• First-tier Tribunal (Property Chamber) – for disputes about rent or service charges
• Citizens Advice: Renting Privately
• Find your local council’s housing team

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1. Housing Act 1988
2. Rent Act 1977 (section on service charges)
3. First-tier Tribunal (Property Chamber)

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