Housing Disrepair Claims
If you reported a problem to your landlord 3 or more months ago and it is still not fixed, whether that is damp, mould, leaks or broken heating, you may have a housing disrepair claim. No win, no fee.
Support for Tenants is a claims management company authorised and regulated by the Financial Conduct Authority, firm reference 1020217. We are not a law firm; panel solicitors handle the legal work.
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Who is your landlord?
What is a housing disrepair claim?
A housing disrepair claim is a legal claim against a landlord who has failed to carry out repairs they are legally required to do. Under Section 11 of the Landlord and Tenant Act 1985, landlords must keep a property's structure, exterior, installations, heating, hot water, sanitation, and wiring in repair.
If you reported the problem to your landlord, gave them a reasonable time to fix it, and they did not, you may be able to claim compensation and a court order requiring the repairs to be done. The 3-month mark is the practical starting point for most claims: it shows the landlord has had enough time and failed to act.
Who can make a claim?
If your landlord is a local authority or council ALMO and they have failed to fix a reported repair, you can claim.
If your landlord is a registered housing association (HA) and has not fixed a reported problem, you can claim.
Private renters
Private tenants can also claim under Section 11 if their landlord has ignored a reported repair for long enough.
Leaseholders
Shared owners and leaseholders can claim against their freeholder for disrepair affecting communal areas or the building fabric.
What can you claim for?
A successful disrepair claim can cover:
- →Rent reduction (general damages): a portion of your rent back for the period you lived with the problem. Calculated as a percentage of your rent proportional to the severity of the disrepair.
- →Damaged belongings: furniture, clothing, or electronics damaged by damp, mould, or leaks.
- →The repairs themselves: a court can order your landlord to fix the problem, not just pay compensation.
- →Consequential losses: for example, higher energy bills from a broken boiler, or medical costs if the disrepair affected your health.
The fee arrangement is no win, no fee: the solicitor's fee only comes out of your compensation if you win, and it is capped by law (LASPO 2012). Your solicitor explains the exact terms before you sign.
Common types of disrepair
Awaab's Law
The law now puts your landlord on a clock
Awaab's Law gives social housing tenants stronger rights when a landlord ignores damp, mould, or other serious hazards. It sits in Section 10A of the Landlord and Tenant Act 1985. These are the deadlines your landlord must meet.
- Within 24 hours
Your landlord must make emergency hazards safe.
- Within 10 working days
They must investigate a serious damp or mould problem.
- Within 5 working days
They must complete the safety work, counted from when the investigation ends.
- Within 3 working days
They must send you a written summary of what they found. This runs at the same time as the 5-day repair window.
If your landlord misses these deadlines, you do not have to put up with it. We help you get the repairs done and claim compensation.
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FAQs: housing disrepair claims
What is a housing disrepair claim?+
A housing disrepair claim is a legal claim against a landlord who has failed to carry out repairs they are legally required to do. If the problem was reported to the landlord and they have not fixed it within a reasonable time, tenants can pursue compensation and a court order requiring the repairs to be done.
Who can make a housing disrepair claim?+
Council tenants, housing association tenants, and private renters can all make a disrepair claim if their landlord has failed to fix a reported repair within a reasonable time. The key conditions are: the problem was reported to the landlord, and they did not fix it. Most disrepair claims are brought by social housing tenants because councils and housing associations manage large stocks and delays are common.
How long does a housing disrepair claim take?+
Most claims settle without going to trial, often within 6–18 months of starting the claim. The process begins with a pre-action protocol (PAP) letter giving the landlord 20 working days to respond and set out a plan to fix the problems. Many landlords respond to PAP letters promptly once they know solicitors are involved.
What can I claim for?+
Compensation for the impact of living with the disrepair (calculated as a percentage of your rent for the period affected), damaged belongings, and any costs caused by the problem (for example, higher heating bills from a broken boiler). You may also be owed some of your rent back. A court can also order the landlord to carry out the repairs.
Do I have to move out to make a claim?+
No. Most housing disrepair claims are made while the tenant is still living in the property. You do not need to move out.
What types of disrepair can I claim for?+
Damp and mould, leaks and flooding, broken or ineffective heating, hot water failures, structural defects, pest infestations, broken windows or doors, roofing and guttering problems, electrical faults, and boiler failures. The legal duty (Section 11 of the Landlord and Tenant Act 1985) covers the structure and exterior, water and gas installations, heating, hot water, sanitation, and electrical wiring.
By: Support for Tenants editorial team
Last updated:
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.