If the flooding came from inside the building, such as a burst pipe, a leak from the flat above, or a failing roof, your landlord must repair the structural
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The short answer
If the flooding came from inside the building, such as a burst pipe, a leak from the flat above, or a failing roof, your landlord must repair the structural damage. If it came from outside, the position is more complex, but your landlord still has duties around the resulting condition of your home.
Flooding from inside the building
A burst pipe, an overflowing bath in the flat above, or a leaking roof are all covered by Section 11 of the Landlord and Tenant Act 1985. Your landlord must keep the structure, exterior, and water installations in good repair. If those fail and water enters your home, the landlord is responsible for both fixing the source and repairing the resulting damage to the property.
This includes:
- Drying out the property (or funding professional drying-out services)
- Repairing structural damage to floors, walls, and ceilings
- Replacing damaged fixtures that form part of the property, such as fitted kitchen units or bathroom fittings, where these were part of the tenancy
- Treating or preventing any mould that results from the water damage
Flooding from outside
Flooding caused by a river, surface water, or heavy rainfall is more complex. Your landlord is not responsible for the flood itself. However, once your home has been flooded, they still have duties.
If the flood caused structural damage, the landlord must carry out repairs under Section 11. If the resulting condition of the home makes it unfit to live in, the Homes (Fitness for Human Habitation) Act 2018 applies. Your landlord cannot simply leave you in a damaged, damp, or unsafe home after a flood because the water came from outside.
Your belongings are your responsibility
Your landlord is not legally required to replace your furniture, clothes, electronics, or other personal possessions damaged in a flood. That is a matter for your own contents insurance. If you do not have contents insurance, this is worth taking out before something goes wrong.
Can I get a rent reduction?
If part of your home is uninhabitable following a flood, you may be entitled to a rent reduction for the period during which you cannot use that part of the property. The amount should reflect the proportion of the home that is affected. Put any request for a reduction in writing to your landlord.
What to do right away
- Photograph everything before any drying or cleaning starts. Date and time the photographs.
- Make a written list of all damaged items, including an approximate value for each.
- Notify your landlord in writing as soon as possible. Email is best.
- Contact your contents insurer if you have one.
- If the property is unsafe or uninhabitable, ask the landlord to arrange alternative accommodation. If they refuse, contact your local council's housing team.
A note for tenants in Wales
Section 11 of the Landlord and Tenant Act 1985 applies in Wales. The Renting Homes (Wales) Act 2016 also imposes a duty on landlords to keep the property fit for human habitation. Both apply to flood damage.
When should I contact Support for Tenants?
Contact us if your landlord is not carrying out repairs following a flood, if the resulting damp or mould is not being treated, if you are unsure whether you are entitled to a rent reduction, or if the delay is causing ongoing health or living problems.
Call us free on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.
Sources
- Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
- Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)
- Renting Homes (Wales) Act 2016 (legislation.gov.uk)
Related articles
- Water coming through my ceiling light
- Burst pipe: who is responsible?
- Can I claim for damaged belongings?
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 15 June 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 and not guaranteed; every case is different.
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