What evidence do I need for a housing disrepair claim?

Evidence

How to photograph the problem

Good photos make your case stronger. A surveyor or solicitor needs to see where the problem is, how bad it is, and when you took the photo.

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1. 1Wide shot: shows which room and wallStand in the doorway and photograph the whole wall, so it is clear where in your home the problem is.
2. 2Close-up: shows what the problem isGet near enough that the damage fills the frame and is in focus.
3. 3Include something for scaleA hand, a coin or a ruler in the frame shows how big the problem really is.
4. 4The date on your phone is your recordKeep the original photo on your phone. Its saved date is a record of when you took it.

If something looks dangerous, like bare wires or a bulging ceiling, do not get close. Photograph it from the doorway and report it straight away.

Get your evidence ready

You do not need everything on this list to call us.

• Dated photos of each problemPhotos on your phone keep the date they were taken.

• A wider photo of each affected roomShows where the problem is in your home.

• Your written reports to the landlordEmails, portal messages or letters, with their dates.

• The landlord's repliesWhat they said, and when, or the silence itself.

• Dates of phone callsA simple note of when you called and what was said.

• Receipts for anything ruinedClothes, bedding, furniture or extra heating costs.

• Your doctor's note if health was affectedA short letter linking symptoms to the home helps.

• Your tenancy agreementConfirms who your landlord is and when you moved in.

• A note of when the problem startedThe clock starts when your landlord knew about it.

Ticks are saved only on this device.

In short

You need three things. A written trail showing you reported the problem. Dated photos showing the disrepair over time. And, if anyone has been ill, a letter from your doctor linking the illness to your home. Everything else helps but is not essential. Gathering this evidence is free, and you can start today.

Key facts

• About 9% of homes in England, around 2.3 million, had a category 1 (most serious) hazard under the HHSRS in 2024 to 2025. In privately rented homes the figure was 10%. English Housing Survey 2024-25, GOV.UK
• About 5% of homes in England, around 1.4 million, had a damp problem. It is most common in privately rented homes, at 10%. English Housing Survey 2024-25, GOV.UK

The paper trail

Keep every email, letter, text, and complaint reference about the problem. Did you only report it by phone? Write to the landlord now to confirm "as discussed on [date]". That gives you a written record. From now on, never report a repair by phone alone.

If your landlord has a tenant portal, screenshot every repair request, with the dates. If they sent contractors who left without doing the work, write down each visit. This is the most overlooked part of evidence, and it wins most cases. Our guide on how to write a complaint letter gives a free template.

Photographs and video

Take wide shots and close-ups of every affected room. Put a dated reference (a newspaper or your phone clock) in at least one shot per room, each visit. Repeat every 2 to 4 weeks while the problem lasts. Short videos help too: damp running down a wall, a leak, or a boiler that will not fire up. See what photos to take for a disrepair claim.

Back everything up to a free cloud service. Phones get lost and replaced.

Medical and money evidence

Has anyone been to the doctor, A&E, or a hospital appointment for something the disrepair may have caused or worsened? This might be an asthma flare, a chest infection, or a skin condition. If so, ask the doctor for a short letter. Most surgeries charge £20 to £40, and you can usually claim the cost back.

Keep receipts for anything you had to buy or replace because of the disrepair: a dehumidifier, electric heaters, bedding ruined by mould, takeaways during a cooker breakdown, or higher electricity bills than last year. These add to the "special damages" part of a settlement. See can I claim for damaged belongings.

For a free review of the evidence you have, call Support for Tenants on 0800 030 4669. We will tell you honestly whether you have enough to go ahead.

Free alternative: Shelter and Citizens Advice both publish free evidence checklists and template letters online, and can review your situation at no cost.

Sources

• Pre-Action Protocol for Housing Conditions Claims (England) (justice.gov.uk)
• Section 11, Landlord and Tenant Act 1985 (legislation.gov.uk)