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Housing Disrepair Claims

Landlord ignoring repairs? You may be owed compensation.

#At a Glance
Difficulty ⭐⭐⭐ Complex
Time to DIY 4–6 hours
Average Payout £1,000–£10,000+
Time Limit 6 years
Escalation County Court

#What Is It?

Landlords have a legal duty to keep rental properties in good repair. Under Section 11 of the Landlord and Tenant Act 1985, they must maintain:

  • The structure and exterior (walls, roof, windows, drains)
  • Water, gas, and electricity installations
  • Heating and hot water systems
  • Sanitation (baths, sinks, toilets)

If they fail to repair after you've reported problems, you can claim compensation for:

  • The inconvenience of living with the disrepair
  • Any personal injury or damaged belongings
  • Rent reduction for reduced enjoyment of the property

#Am I Eligible?

#✅ You likely have a claim if:

  • You're a private or social housing tenant
  • You've reported the problem to your landlord
  • The landlord has failed to repair within a reasonable time
  • The problem relates to structure, exterior, or installations

#❌ This doesn't cover:

  • Repairs that are your responsibility (check your tenancy agreement)
  • Problems you caused
  • Issues you haven't reported to the landlord
  • Cosmetic issues that don't affect habitability

#Common Disrepair Issues

  • Damp and mould – especially if causing health problems
  • Broken heating – landlord must provide adequate heating
  • Leaks – roof, pipes, windows
  • Pest infestations – if caused by disrepair (e.g., holes in walls)
  • Faulty electrics – unsafe or not working
  • Broken windows/doors – security and weather issues
  • No hot water – essential repair

#How Much Could I Get?

Compensation depends on:

  • Severity of the disrepair
  • Duration of the problem
  • Impact on your daily life
  • Whether it caused health problems or damaged belongings

Typical awards:

  • Minor issues: £500–£2,000
  • Moderate issues: £2,000–£5,000
  • Severe issues (e.g., serious damp affecting health): £5,000–£15,000+
  • Plus damages for any personal injury or belongings

#Step-by-Step Process

#Step 1: Report the Problem IN WRITING

  • Email or letter to landlord/letting agent
  • Describe the problem clearly
  • Keep a copy and note the date
  • If you've only reported verbally, follow up in writing

#Step 2: Give Reasonable Time to Repair

  • Emergency repairs (no heating, major leaks): 24–48 hours
  • Urgent repairs: 7 days
  • Non-urgent: 14–28 days
  • Document if they fail to respond

#Step 3: Gather Evidence

  • Photographs and videos of the problem
  • Medical evidence if it's affecting your health
  • Records of all communications
  • Receipts for any damaged belongings

#Step 4: Send a Letter Before Action

  • State you intend to claim compensation
  • Give 14 days to respond
  • This is required before court action

📝 Use our template: Housing Disrepair Complaint Letter

#Step 5: Issue Court Claim (If Needed)

  • Use Money Claim Online or County Court
  • Consider legal aid if eligible
  • Many landlords settle at this stage

#Evidence You'll Need

  • Photos/videos showing the disrepair
  • Written reports to landlord (with dates)
  • Landlord's responses (or lack of)
  • GP letter if health affected
  • Receipts for damaged belongings
  • Rent statements (to calculate rent in advance)

#Social Housing Tenants

If you're in social housing (council or housing association):

  • Same rights apply
  • Complain via the landlord's official complaints procedure
  • Escalate to the Housing Ombudsman (free service)
  • Court is still an option if the Ombudsman doesn't resolve it

📋 See all ombudsmen: Ombudsman Directory

#Common Questions

Q: I'm scared of eviction if I complain – am I protected?

Yes. The Deregulation Act 2015 protects you from "retaliatory eviction" for 6 months after a complaint. Your landlord can't evict you just for reporting disrepair.

Q: The landlord says it's my fault – what now?

If you genuinely caused the damage, it may be your responsibility. But landlords often blame tenants unfairly. Get evidence and hold firm.

Q: Do I need a solicitor?

Not necessarily. Many cases settle with a Letter Before Action. But complex cases or those involving personal injury may benefit from legal help.

Q: Can I withhold rent?

Generally not advised – you could be evicted for rent arrears. Claiming compensation is safer.