Leaks and flooding at Bromford Flagship LiveWest
If you rent from Bromford Flagship LiveWest and your leaks and flooding problem has been left unfixed, the law sets clear deadlines for getting it put right, and you may have a claim. Here is what Bromford Flagship LiveWest must do and how to act.
Why this matters
Mergers create the conditions for complaints to fall through the cracks. If your tenancy is with Bromford during the integration, get every repair request in writing and copy any complaints to a personal email address. The merger doesn't reset any Awaab's Law deadlines that have already started running. Specifically for leaks and flooding, Electrical safety risk, water near sockets, light fittings, or appliances is a recognised health risk under Section 11, Landlord and Tenant Act 1985, and Bromford Flagship LiveWest have a legal duty to act.
The legal anchor
Section 11, Landlord and Tenant Act 1985 gives you the right to repairs in a reasonable time. Under Awaab's Law (in force October 2025), Bromford Flagship LiveWest have a 24-hour emergency-hazard duty under Awaab's Law (Section 10A LTA 1985) from the moment you reported the problem.
What 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
Contact: Bromford Flagship LiveWest complaints team (visit their website for the current address)
FAQs
Can I claim against Bromford Flagship LiveWest for leaks and flooding?
Yes. Bromford Flagship LiveWest have a legal duty under Section 11, Landlord and Tenant Act 1985. If you've reported the problem and they've ignored you, you can claim compensation and force the repair. How much you could get depends on how long it went on, how serious it was, and any effect on your health.
How long do Bromford Flagship LiveWest have to fix leaks and flooding?
Under Awaab's Law, Bromford Flagship LiveWest must act within a 24-hour emergency-hazard duty under Awaab's Law (Section 10A LTA 1985). If the problem is dangerous (24-hour emergency category), they must act immediately.
What if Bromford Flagship LiveWest have already inspected but done nothing?
An inspection alone doesn't satisfy Awaab's Law. The clock keeps ticking until the repair is done. Keep records of every inspection date and outcome.
Do I need a solicitor to claim against Bromford Flagship LiveWest?
You don't have to use one. You can pursue a complaint yourself. We offer a no-win-no-fee panel of SRA-regulated solicitors. Top-tier G1/V1 ratings. Doubled in size through 2025-26 Flagship + LiveWest mergers.
Related
Closing thought
Top-tier G1/V1 ratings. Doubled in size through 2025-26 Flagship + LiveWest mergers. Being a large landlord does not excuse ignoring Awaab's Law. If your home is making you sick, we can help. Call 0800 030 4669 or start your claim online.
Start your claim