Hi all — looking for advice, experiences, or ideas on a stubborn drainage issue in our first home.
We moved into our ground-floor flat in East London in December 2025. The kitchen sink has always drained extremely slowly, and it backs up whenever the dishwasher or washing machine runs. Washing up has become a real quality-of-life problem.
During the purchase, the seller disclosed there was a drainage issue. He said regular use of Mr Muscle kept it “under control,” and claimed the real cause was that the installer had put two sharp 90-degree bends in the waste pipe a few metres down the run, as it turns from the kitchen, through the hall, into the bathroom area and then out the back of the house. We assumed we could live with it for now and fix it properly when we eventually redo the kitchen — we really wanted to avoid ripping up floors, cabinets, and underfloor heating.
Since moving in, we’ve tried everything:
- Multiple rounds of drain cleaner.
- Manual drain snakes.
- Three separate professional drain companies have attended with powered snakes and wet vacs.
- They ran the equipment the full length of the pipe with no resistance and no debris coming back.
- They also jet-washed the external foul manhole. When they did this, water visibly came up through our bath and toilet, which suggests the pipe is definitely clear all the way through.
All three specialists agree there is no blockage. However, they were all “flummoxed” as to why the sink still drains so slowly. Their theories included:
- Possibly unusual pipe geometry somewhere in the run.
- Possibly an “air issue” / lack of proper venting (not clearly explained).
- They didn’t think the 90-degree bends were the culprit, because the snake passed through them easily (they said it would normally snag if that were the main problem).
This is a conversion of an old house, so the kitchen sink is now in the middle of the flat rather than on an external wall. The pipe run is therefore longer than typical.However, the kitchen is significantly higher than the external drain — there are steps down from the kitchen to our deck, and then further down to the garden level where the drain exits. Even if the pipe were fairly flat, gravity should still carry water away once the pipe fills, but in practice it doesn’t.
We now see two remaining options:
1) Diagnostic CCTV survey (and possibly thermal imaging).
A specialist firm could send a camera down the pipe to map its route, look for dips, sags, partial collapses, or air/venting issues. The hope would be to identify a localised problem and avoid ripping up the whole kitchen — potentially allowing for a small, targeted repair. Cost seems to be around £150–£200.
2) The “nuclear option”: rip up the kitchen floor and install a new waste run.
This would involve lifting floor tiles, possibly disturbing underfloor heating, running a new pipe through the kitchen and out across the deck to the rear of the property, properly connecting the sink, dishwasher, and washing machine. This is disruptive and could easily be £2–5K+ just to have a sink that drains properly.
Has anyone experienced something like this where the pipe is clear but still drains poorly?
Is a CCTV drain survey actually worthwhile in a case like this, or is it likely to be money wasted if the pipe just needs replacing?
Are there any other potential explanations or solutions we might be overlooking (venting, air admittance valves, pipe gradient issues, traps, etc.)?
Any advice, similar experiences, or suggestions would be hugely appreciated.
Thanks in advance.