Leaks and flooding at L&Q
If you rent from L&Q 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 L&Q must do and how to act.
Why this matters
L&Q's outer-London estates have a documented concentration of damp and mould complaints. The group's own published quarterly figures show repairs response times remain above the published service standard, and upheld severe-failing findings against it have risen year-on-year. 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 L&Q 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), L&Q 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: L&Q complaints team (visit their website for the current address)
FAQs
Can I claim against L&Q for leaks and flooding?
Yes. L&Q 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 L&Q have to fix leaks and flooding?
Under Awaab's Law, L&Q 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 L&Q 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 L&Q?
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. Major London HA, downgraded to G2 in August 2025 over board effectiveness review gaps. C2 consumer grade on first inspection.
Related
Closing thought
Major London HA, downgraded to G2 in August 2025 over board effectiveness review gaps. C2 consumer grade on first inspection. 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.
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