Mould-ruined mattresses, warped flooring, soaked electronics: what counts as 'special damages' in a disrepair claim and how to evidence it.
In short
Yes. Belongings ruined by disrepair can be claimed for. That covers mould, leaks and broken heating. These claims are called "special damages". They sit beside the main compensation. Common items: mattresses, clothes, bedding, sofas, carpets, toys, and electronics hit by water. Keep the items where you can. Photograph them. Keep receipts for what you replace.
What counts
Special damages cover any direct money loss the disrepair caused. Typical items:
- Bedding, mattresses, clothes, soft toys and curtains ruined by mould
- Furniture, carpets and flooring hit by leaks or rising damp
- Electronics hit by ceiling leaks: TVs, laptops, fridges, washing machines
- Higher electricity bills from heaters or dehumidifiers run against the damp
- Takeaways while the cooker sat broken, or laundrette costs while the washer did
- Storage for belongings during repairs
Did someone fall ill because of the disrepair? Then more can be claimed. A doctor's letter fee counts. So do prescription costs, and travel to medical visits. See what evidence do I need for the full list.
How to evidence it
Keep the damaged items if you possibly can. A mould-covered mattress, wrapped in plastic in the garage, is the strongest single piece of evidence. Already thrown things away? Dated photos come next. Receipts for replacements help show the value. Without them, today's high-street price for the same item usually passes as a fair estimate.
For electronics and white goods, ask a repair shop for a short note. It should say the item costs more to fix than it is worth. Most shops do this free, or for a small fee.
What is not covered
You cannot claim for:
- Items already damaged before the disrepair
- Items the landlord can show you damaged yourself
- Sentimental value beyond the replacement cost
No item can be claimed twice either. Did insurance already pay out? Then only the gap remains: the true replacement cost, minus the payout.
Want a free check on which belongings could be claimed? Call Support for Tenants on 0800 030 4669, or read how much compensation could I get.
Free alternative: Citizens Advice can help you prepare a special damages list at no cost.
Sources
- Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
- Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)
- Limitation Act 1980 (legislation.gov.uk)
We review every guide at least twice a year and update it when the law changes. If you spot something out of date or wrong, email help@supportfortenants.co.uk.
Reviewed against current housing law for England and Wales as at 17 May 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only, not a promise; every case is different.
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