Roofing, guttering and drains
If you have roofing, guttering and drains in your home, your landlord must put it right. The law that covers this is Section 11(1)(a), Landlord and Tenant Act 1985. Awaab's Law also applies (it started in October 2025). Once you report it, your landlord must act within 10 working days. 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 stains near the top of walls or ceilings (roof leak)
- Overflowing gutters during rain
- Drains backing up indoors
- Foul smells inside near ground-floor pipes
- Missing roof tiles visible from the garden
Health impact
- Damp and mould development from roof failure (within weeks)
- Sewage backflow, significant health hazard
- Pest attraction from blocked drains
Evidence to gather
- Photograph the symptom INSIDE (stain, smell, backup), your landlord owns the outside fix
- Note dates of heavy rain when problem worsened
- Photograph external roof if you can do so safely (or ask a neighbour)
Frequently asked questions
How much money can I claim for roofing, guttering and drains?
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 roofing, guttering and drains claim take?
Most roofing, guttering and drains 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 10 working days to act.
What proof do I need for roofing, guttering and drains?
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.
Read more about roofing, guttering and drains
Roofing, guttering and drains at your landlord
Awaab's Law deadlines and your rights for roofing, guttering and drains with these social landlords.
Roofing, guttering and drains where you live
Your rights for roofing, guttering and drains in these areas.
This is worth a claim
Tenants are owed real money when a landlord leaves problems like roofing, guttering and drains 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.
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.