What is a stopcock and how to find it 

As a landlord, it’s important to make sure that your property is well-maintained, especially in colder months, and that your tenants know what to do in an emergency.  

One of the essential things landlords need to check, and tenants should be aware of is the stopcock. This valve controls the flow of water entering the property, which can be critical if there’s a plumbing issue, such as a burst pipe or leak. Knowing the location of both internal and external stopcocks and making sure your tenants do as well can help minimise potential water damage and avoid costly repairs.  

Burst pipes are one of the most common claims we see at Total Landlord, and they can be expensive and time-consuming to fix. The average claim for burst pipes in 2024 was £7,501 but the highest we ever paid out was for £187,207, when water leaked from a pipe under the floor in the tenant’s bathroom.  

What is a stopcock?

Often referred to as a main stopcock or water mains stopcock, a stopcock is a type of valve used to control the supply of water entering a property. The stopcock allows for easy control of water flow by opening, closing, and regulating the passage of water through a conduit. Knowing its function and location is crucial, especially in cases of leaks or burst pipes, as it allows you to quickly turn off the water supply and minimise any potential damage.  

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What does a stopcock look like in the UK?

In the UK, a stopcock typically looks like a wheel or lever handle valve. It’s commonly made from metal, and it may either be:

• A round wheel with a spigot (that you turn)

• A lever-style handle that you push or pull to control the flow

• Stopcocks for outdoor use may have a rectangular or more industrial appearance and are often fitted with a protective cover

In homes, the stopcock is often located in places like under the sink, in a basement, in a hallway cupboard, or where the water supply pipe enters the building.  

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Internal vs external stopcocks

There are usually two different types of stopcocks: an internal stopcock and an external stopcock. The internal stopcock controls the water flow within the property, regulating water to internal pipes and appliances. While the external stopcock controls the main water supply to the entire property and is generally located outside.

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Where is the internal stopcock?

The internal stopcock is situated within the property, typically found near where the water enters the building. Common locations include:

• Underneath kitchen sinks or bathroom basins

• In a utility room or basement, where the water meter and supply pipes enter.

• In an airing cupboard or a hall cupboard, where central heating pipes might also be found

• Sometimes in loft spaces or in a closet where plumbing and electrical lines converge

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Where is the external stopcock?

The external stopcock is normally located outside the home or at the boundary of the property. In the UK, you might find it:

• Beneath a metal cover or in a small chamber on the pavement or driveway (commonly marked as “Water”)

• Close to the boundary of the property, near the road or footpath.

• Some external stopcocks may also be located in a garden or along the boundary wall, especially if the property was built before widespread modern plumbing systems

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How to turn off your stopcock in an emergency

In the event of a leak or burst pipe, turning off your stopcock quickly can prevent serious water damage. If it’s an internal stopcock, turn the wheel or lever handle clockwise to close it. For external stopcocks, you might need a wrench or special key to turn the valve off. After turning the stopcock off, check the water supply to confirm that the flow has stopped.

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Preventing issues for your tenants

As a responsible landlord, it’s beneficial to:

• Make sure the stopcock is easy to access for your tenants. You may want to label or mark the location clearly, especially for less obvious locations

• Communicate with tenants about the importance of knowing how to turn off the stopcock. This is a vital piece of knowledge in case of an emergency which you can share with your tenants in a welcome pack

• Over time, stopcocks can become stiff or difficult to operate due to wear and tear. To avoid this, regularly check that the stopcock is in good working order

• If your property is going to be vacant for a period of time it’s a good idea to turn off the water mains at the stopcock and following a period of vacancy it’s essential to check both the internal and external stopcocks, as stiffness or corrosion can develop

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A few tips:

If you're unable to find your stopcock, check your property’s plumbing layout or consult a plumber who can help pinpoint its location. You should also search common areas where it might be found, such as under the kitchen sink, in a utility room, or near the water meter. If you still can't find it, contacting your water provider may be your next best option. They can assist in locating the external stopcock and may even send someone to help.  

Read our guide for advice on how to avoid burst pipes in your rental property.

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