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 do repairs the law requires. The law is Section 11 of the Landlord and Tenant Act 1985. It says landlords must keep the structure, outside, water, gas, electrics, heating, hot water and toilets in repair.
You reported the problem. You gave your landlord a reasonable time to fix it. They did not. Then you may be able to claim compensation, and a court can order the repairs. 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.
The law is on your side
When landlords fail tenants, published decisions may include compensation. These figures show what an independent statutory review recorded in one recent year.
- £5.4m
- compensation ordered for tenants in one year
- 26,901
- orders and recommendations made
- 578
- cases had orders over £2,000
- Almost £32,000
- the largest single order
Figures from the independent statutory review, Annual Complaints Review 2024 to 2025. These are sector-wide outcomes for social housing tenants in England.
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FAQs: housing disrepair claims
What is a housing disrepair claim?+
A housing disrepair claim is a legal claim against your landlord. It applies when they have failed to do repairs the law says they must do. Two things must be true. You reported the problem. And they did not fix it within a reasonable time. You can claim compensation. You can also ask a court to order the repairs.
Who can make a housing disrepair claim?+
Council tenants, housing association tenants and private renters can all claim. Two things must be true. You reported the problem to your landlord. And they did not fix it within a reasonable time. Most claims come from social housing tenants. Councils and housing associations manage a lot of homes, and delays are common.
How long does a housing disrepair claim take?+
Most claims settle without going to trial. That often takes 6–18 months from the start. The first step is a pre-action protocol (PAP) letter. It gives the landlord 20 working days to respond with a plan to fix the problems. Many landlords respond quickly once they know solicitors are involved.
What can I claim for?+
You can claim compensation for living with the problem. It is worked out as a share of your rent for the months affected. You can also claim for damaged belongings, and for extra costs like higher heating bills from a broken boiler. You may be owed some rent back too. A court can also order the landlord to do 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 heating or no hot water. Structural problems. Pests. Broken windows or doors. Roof and gutter problems. Electrical faults and broken boilers. The legal duty comes from Section 11 of the Landlord and Tenant Act 1985. It covers the structure and outside of your home, water, gas, electrics, heating, hot water and toilets.
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, not a promise; every case is different.