Leaks or flooding your landlord won't fix?
Get the repairs done and claim the compensation you may be owed. It starts with one call.
If you have leaks and flooding in your home, your landlord must put it right by law. If you rent social housing in England, Awaab's Law applies. Once you report it, your landlord must act within 24 hours. How much you could claim depends on how long it lasted, how serious it was, and any effect on your health. There is no fixed timescale, though months rather than days is realistic. 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.
England: Section 11, Landlord and Tenant Act 1985. Wales: Renting Homes (Wales) Act 2016 repair and fitness duties.
Symptoms
- Water dripping from ceilings, walls, or pipes
- Stains spreading across plaster or paintwork
- Soaked or warped flooring, swollen skirting
- Damaged personal possessions (clothes, electronics, photos)
- A burst pipe or overflowing tank
Health impact
- Electrical safety risk, water near sockets, light fittings, or appliances
- Slip hazards, especially for older or disabled tenants
- Secondary mould growth within 48 hours of water damage
Evidence to gather
- Photograph the leak source AND every damaged item, receipts help if you have them
- Note the exact time and date you first reported it (an active leak is an emergency under Awaab's Law, 24-hour response)
- Keep damaged items (don't throw away) until the case is settled
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.
- Wide 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.
- Close-up: shows what the problem isGet near enough that the damage fills the frame and is in focus.
- Include something for scaleA hand, a coin or a ruler in the frame shows how big the problem really is.
- The 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.
Receipts for anything ruinedClothes, bedding, furniture or extra heating costs.
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.
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.
Another route: Environmental Protection Act, Section 82
Section 82 of the Environmental Protection Act 1990 can run alongside a Section 11 disrepair claim. 21 days written notice, then a Magistrates' Court hearing. Faster than civil court for active nuisances.
Read about the EPA Section 82 routeFrequently asked questions
How much money can I claim for leaks and flooding?
How much you could get depends on how bad it is, how long it went on, and how it affected your health, so we cannot promise a figure. 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.
How long does a leaks and flooding claim take?
There is no fixed time. Months rather than days is realistic, and it depends on your evidence, how your landlord responds, and how complex the problem is. If you rent social housing in England, Awaab's Law (Section 10A LTA 1985, started 27 October 2025) gives your landlord 24 hours to act. Wales uses the Renting Homes (Wales) Act 2016 instead.
What proof do I need for leaks and flooding?
Photos and videos with the date on them. A note of when you told your landlord and what they said. A letter from your doctor if anyone has been ill.
Can I claim if I owe rent?
Yes. Owing rent does not stop you making a disrepair claim. They are separate things in law. We will talk through your situation honestly.
There is a leak from the flat above, who is responsible?
If you rent from the council or a housing association, it is usually your landlord's job to find and fix the source of a leak, even when it comes from the flat above, because they manage both homes. Report it straight away in writing. A leak coming through a ceiling or a light fitting can be an emergency, which your landlord must make safe within 24 hours.
What should I do if my landlord won't fix a leak in the ceiling?
Report it in writing and keep a copy, take photos and videos with the date, and note any damage to your belongings. If your landlord misses the Awaab's Law deadlines, you may have a disrepair claim. Speak to us and we will tell you honestly.
Read more about leaks and flooding
Put it in writing
A written record helps your case. Copy a free, plain-English template, fill in the brackets, and send it to your landlord.
Related
Leaks and flooding at your landlord
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Leaks and flooding where you live
Your rights for leaks and flooding in these areas.
This is worth a claim
Published decisions show what landlords were made to pay tenants across England in one recent year. A panel solicitor can advise what may be recoverable for leaks and flooding in an individual claim.
- £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.
Read deeper, Leaks and flooding
Practical Q&As, legal context, and named case studies on this topic. Every link below is a Support for Tenants page.
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.