Leaks or flooding your landlord won't fix?
We get your home put right and claim the compensation you're owed.
If you have leaks and flooding in your home, your landlord must put it right. The law that covers this is Section 11, Landlord and Tenant Act 1985. Awaab's Law also applies (it started in October 2025). 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. Most cases take 10 to 28 weeks. There is no upfront cost.
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
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 route →Frequently 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. The fee only comes out of your compensation if you win, never out of your own pocket.
How long does a leaks and flooding claim take?
Most leaks and flooding claims take 10 to 28 weeks. Once you report the problem, Awaab's Law (Section 10A LTA 1985, started 27 October 2025) gives your landlord 24 hours to act.
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
Leaks and flooding at your landlord
Awaab's Law deadlines and your rights for leaks and flooding with these social landlords.
Leaks and flooding where you live
Your rights for leaks and flooding in these areas.
This is worth a claim
Tenants are owed real money when a landlord leaves problems like leaks and flooding unfixed. This is what landlords were made to pay across England in one recent year, and it is what we help you claim.
- £5.4m
- compensation ordered for tenants in one year
- 26,901
- orders made to put things right
- 40%
- of it for damp, mould and leaks
- £32,000
- the largest single award
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 and not guaranteed; every case is different.