Hidden beneath floor and barely seen or heard, drainage isn’t one thing most of us take into consideration – till there’s an issue. However in the event you don’t know which pipes you’re accountable for, you would find yourself ignoring points, passing the buck, and even inflicting long-term harm. That’s why it’s very important to grasp who’s in control of any shared drains in your property.
In some instances, your native water authority will deal with the maintenance, however many drainage programs are privately owned and completely your accountability. Relying on how wastewater leaves your own home, you may additionally share accountability along with your neighbours. In these conditions, it’s clever to agree upfront on how one can handle blockages and leaks – avoiding confusion and awkward conversations afterward.
If you happen to’re uncertain the place you stand, don’t fear. We’ve spoken to a number of drainage specialists, together with Callan Hill, Enterprise Improvement Supervisor at SB Drain Providers, that will help you perceive your rights and duties, put together for discussions with neighbours and your native water board, and know what to do in the event you plan any constructing work that would have an effect on your drains.
Callan has labored within the drainage business for over eight years, tackling every part from hands-on operational work to strategic enterprise progress and consumer relationship administration. “I’m passionate in regards to the drainage sector as a result of no two days are ever the identical,” he says. “Every challenge brings new challenges, alternatives to resolve complicated issues, and I’m all the time in search of methods to innovate and enhance inside this ever-evolving subject.”
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Understanding drains vs sewers
A drain that leaves a property could have a special title relying on whereabouts within the drainage system the pipes are situated.
“A non-public drain is a pipe that carries wastewater or floor water in a single property – out of your sinks, bogs, or showers – both to a lateral drain or a public sewer,” says Callan. “If the pipe solely serves your property and lies inside your boundary, it’s classed as a personal drain, and it’s the house owner’s accountability to keep up or restore it.”
Usually, that would be the freeholder. If you happen to reside in a leasehold property, it will likely be the accountability of the freeholder, or everybody with a share of the freehold.
“A lateral drain often lies exterior your property boundary and connects your non-public drain to the general public sewer,” Callan continues. “Even when it solely carries your waste however runs past your boundary, it’s nonetheless classed as a lateral drain – and that’s the accountability of your native water firm.”
“Public sewers carry waste water from a number of properties to a remedy facility. They’re owned and maintained by the native water firm, and completely different areas are coated by completely different suppliers – for instance, Thames Water, Anglian Water, or Affinity Water,” Callan concludes.
Sometimes, it will likely be apparent which water firm is in control of your sewerage. “Nevertheless,” says Callan, “some water firms solely deal with clear water provide, whereas others take care of each clear and foul water. In some areas, you might need a couple of firm managing the water going out and in of your property, so do double examine.”
If you wish to examine who your wastewater provider is (and due to this fact who’s accountable for your lateral drains and public sewers), go to Water UK’s Discover Your Provider instrument and enter your postcode.
How can I inform if I’ve shared drains?
“Older properties, significantly in terraces or transformed buildings like flats and many others, usually have shared non-public drains that acquire waste from a number of houses earlier than becoming a member of the general public sewer, and could be arduous to find,” says Aaron Willcox, proprietor of AW Plumbing and Heating and winner of the Checkatrade Plumber of the Yr Award 2025 for the South area.
There are a couple of methods to search out out in case your drains are shared. “It is likely to be proven in your property or title deeds, or in a property survey – generally these embody a drainage format exhibiting non-public and shared sections,” says Callan. “That’s hit or miss, although; some householders get that info once they purchase a property, others don’t.”
“You can even contact your native water authority, as they might have sewer maps exhibiting the place the general public sewer begins, though that’s not assured both,” Callan explains.
If you happen to’re comfy doing a little bit of investigating your self, Callan suggests you elevate manhole covers in your property to see which course the pipes run and whether or not they join with neighbouring properties – although once more, that’s solely a tough information.
“If you happen to suspect you’re sharing, a CCTV drainage firm is one of the simplest ways to search out out,” says Aaron. A drainage contractor can ship a digital camera down the pipe to map the place it runs and examine its situation. These drainage surveys can reveal cracked pipes, root ingress, or hidden junctions, they usually’re invaluable in the event you’re planning constructing work or coping with repeated blockages.
“An expert drain survey isn’t as expensive as individuals suppose – for a mean home, you’re taking a look at round £300–£400. It’s worthwhile, particularly earlier than shopping for or promoting a property or beginning expensive constructing work,” says Callan. “We use a instrument known as a Sonde, which acts as a locator for pre-construction surveys. The digital camera head on the finish of our reel has a built-in locator, and we scan above floor to pinpoint precisely the place the drain runs beneath the floor. It’s extraordinarily correct, even by way of depth, so if builders must dig, they’ll know whether or not the pipe is 300 millimetres down or half a metre down. It actually helps them keep away from damaging pipework throughout any development.”
What are my authorized duties?
If you happen to uncover you have got shared drainage, you have to to get this mapped out if it is not already. One of many extra widespread causes for shared drainage now could be {that a} property or group of properties has been constructed with a communal septic tank or sewage system because it was initially deemed to costly or sophisticated to attach the properties to public sewers.
“If you happen to share drainage or a septic tank with neighbours, clear communication is vital. A written settlement is a should and saves everybody loads of awkward doorstep conversations afterward,” says Aaron Willcox. He advises together with the next in any written settlement:
- Who’s accountable for arranging emptying and upkeep
- How restore or improve prices are divided
- When and the way usually servicing is carried out
- Entry preparations for tankers or engineers
“Whereas this may increasingly seem to be a tedious activity, the excellent news is {that a} shared system can really be cheaper to run. You all chip in for emptying, servicing and repairs,” says Aaron.
“Though some persons are postpone by the thought of shared drainage, or off-mains drainage programs like a shared septic tank or sewage remedy plant, they do have their advantages,” says Thomas Goodman at MyJobQuote.co.uk. To start with, they take up much less house, so you would retain extra of your backyard for rising vegetation and veggies.”
“Then, you have got the benefit of with the ability to share normal upkeep prices, together with emptying, servicing and upgrades. One other bonus is that with extra individuals utilizing the system, it’s much less probably for an issue to go unnoticed.”
You may count on these upkeep prices to whole £200 to £300 per 12 months, in line with Callan Hill. “The principle little bit of upkeep is to take away what we name sludge, which sinks to the underside of the tank, and builds up over time. Each six to 12 months – relying on how a lot the tank is used – you may want to rent somebody with a tanker to suck out mainly all the sludge so it would not block up and trigger issues.”
What to do if you’re constructing over or close to shared drains?
Desirous about placing up an extension, conservatory, or a elaborate new out of doors kitchen? If you happen to’re constructing over or close to a shared or public drain, you’ll want a Constructing Over Settlement out of your native water authority.
“This settlement mainly ensures you don’t construct one thing that stops them from accessing or repairing the drain later,” says Aaron. “You’ll must submit drawings and drainage plans, they usually’ll often perform inspections earlier than and after the work.”
“Even for personal drains, constructing management can require approval if the work is inside one metre of a boundary or impacts the drain’s construction,” provides Callan. “Lacking this step may cause main points when promoting a property, as mortgage lenders usually ask for proof of permissions.”
“Skip the paperwork, and you would face issues later, particularly when it comes time to promote your own home,” Aaron warns. “So, as boring as varieties could be, it’s higher to tick the field now than dig up your patio later.”
Necessities for a Constructing Over Settlement
“You’ll undoubtedly must get a Constructing Over Settlement in the event you want to construct inside three metres of a public sewer or lateral drain that may’t be rerouted,” says Thomas Goodman. And in some instances, as Callan has identified, it’s possible you’ll want one for personal drains. So earlier than you begin any work, it is price commissioning a drainage survey (as defined above) and consulting with a structural engineer.
“Earlier than you may get an settlement, the water firm that’s accountable for the pipes in query will often perform an evaluation of the world first and should ask for trial holes to be dug, to allow them to precisely calculate the dangers concerned,” Thomas provides. “As soon as they’re glad, an settlement could be drawn up. To assist shield their belongings, this may increasingly embody strict pointers on the tactic of development you should utilize.”
Based on Thames Water, there are usually three courses of construct over settlement, relying on the dimensions of the general public sewer or lateral drain you want to construct over.
There are additionally a lot of important paperwork that you’re going to want to offer alongside your utility. These embody:
- A web site map exhibiting the boundary strains between yours, and any neighbouring properties.
- Floor flooring plans exhibiting each the present and proposed constructing and drainage format plan. This may incorporate sewer pipes, manholes, sewer stream course, together with any non-public connections onto the sewer.
- Sectional drawings exhibiting the muse design, sizing and depths in relation to the general public sewer pipe.
- Proof of entitlement of incapacity profit low cost (eg. Blue Badge) if relevant.
- A piling technique assertion (If you happen to’re planning to make use of piling foundations).
- Structural calculations for raft foundations (if used).
As of October 2025, Thames Water cost the next for a Constructing Over Settlement utility:
Class 1: £130 – the inner diameter of the sewer is 150mm/6 inches or much less
Class 2: £440 – the inner diameter of the sewer is 151mm to 375mm/7 inches to 14 inches
Class 3: £520 – the inner diameter of the sewer is over 375mm/15 inches + (further authorized prices beginning at £1,000)
These fees are up to date on 1st April annually.
How a lot would it not price to connect with mains drainage?
If the seeming trouble of putting in off mains drainage or shared drainage has left you contemplating creating a personal drain that connects to public sewage instantly, it is price understanding the worth and disruption of such a job.
“Connecting a property to the mains drainage system can seem to be it is probably the most handy answer, but it surely usually comes with giant upfront prices,” says Callan. “The entire expense depends upon the gap out of your property to the closest public sewer, native authority charges, floor situations, and whether or not roads or pavements should be excavated.”
Callan explains that mains connection prices often vary from round £5,000 to £15,000, however in some instances (significantly for rural properties removed from the sewer community) it may exceed £20,000 as soon as excavation, reinstatement, and connection fees are included.
“By comparability, an ordinary Septic tank set up for a single property would typically prices £3,000 to £7,000, together with set up,” he tells us. “Nevertheless, ongoing upkeep similar to emptying and inspection would add round £200 to £300 to that price per 12 months.”
“Sewage remedy vegetation are extra superior and environmentally pleasant than septic tanks, producing cleaner effluent,” Callan says. “Set up usually prices between £6,000 to £15,000, with annual servicing and electrical energy prices of roughly £300 to £400.”
In conclusion, whereas connecting to the mains provides long-term comfort and minimal upkeep, on-site programs could be more economical when sewer entry is proscribed. The best choice depends upon components similar to native floor situations, environmental rules, and the property’s distance from the closest major drain.
FAQs
Who owns the shared drain on my property?
“Except you reside in a flat or your lateral drains are unadopted, shared drains are the property of the native water firm,” says Thomas Goodman at MyJobQuote.co.uk. “So, the primary level of name for finding them is to contact your native water firm. They need to have the ability to present a map of the place all of the shared pipes run.”
In case your shared drains are unadopted or non-public, you personal them and are due to this fact accountable for their repairs and any repairs.
What are my duties for a shared drain?
Based on Thames Water: “You are accountable for all waste drainage pipes (similar to gullies, gutters and drains) inside your property boundary, as long as they serve simply your property. In case your drain joins up along with your neighbours, we personal the joint half.”
If you happen to spot a problem with the shared elements of the drain, you possibly can report them to your native water firm.
For points in a Thames Water space, go to the ‘Report a Drawback’ part of the Thames Water web site.
Different water provider hyperlinks:
What occurs if a shared drain will get blocked?
When shared non-public drains turn into blocked, or there is a matter along with your septic tank, it’s the householders’ accountability to name out a drainage skilled and all prices of fixing the problem ought to be shared between the affected events.
In all different instances, it’s best to contact your wastewater provider as defined above.
Do I want permission to construct close to a shared drain?
Sure, you have to permission within the type of a Constructing Over Settlement if you’re constructing inside three metres of a public sewer or lateral drain, inside one metre of a property boundary, or anyplace that impacts the drain’s construction. Prices fluctuate between water suppliers, however count on to pay from £150 to upwards of £500 relying on the work concerned.
Failure to get the fitting permissions out of your water provider and native constructing management division may esults in fines, and difficulties in promoting your own home in future. Chances are you’ll be required to pay to return the pipework and drainage to its unique configuration.
SUDs rules imply it’s now essential to take steps to make sure your driveway drainage is enough to keep away from pooling or runoff out of your property.
A soakaway is usually a good possibility for this along with measures similar to a French drain or perhaps a drainage subject. Check out drainage prices to begin budgeting to your property.
