Leaks and flooding at Peabody
If you rent from Peabody 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 Peabody must do and how to act.
Why this matters
Peabody's age profile means many homes are structurally prone to damp without active management. Tenants reporting mould often face long surveyor wait times. A 2024 independent statutory review highlighted repeated cases where Peabody investigated but failed to action repairs within Awaab's Law-equivalent timeframes (24-hour emergency / 10-working-day significant). 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 Peabody 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), Peabody 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: Peabody complaints team (visit their website for the current address)
FAQs
Can I claim against Peabody for leaks and flooding?
Yes. Peabody 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 Peabody have to fix leaks and flooding?
Under Awaab's Law, Peabody 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 Peabody 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 Peabody?
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. London-focused HA, second-largest after Clarion. C2 consumer grade, weaknesses in Safety & Quality standard. Founded 1862.
Related
Closing thought
London-focused HA, second-largest after Clarion. C2 consumer grade, weaknesses in Safety & Quality standard. Founded 1862. 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