Water coming through the ceiling, a leaking pipe, or damp spreading from a roof fault? When a leak is your landlord's responsibility, what to do, and how to claim.
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A leak rarely stays small. What starts as a stain on the ceiling can become damaged plaster, ruined belongings and spreading damp. If your landlord is slow to act, here is who is responsible and what you can do.
Who is responsible for a leak?
In most cases, the landlord is. Under section 11 of the Landlord and Tenant Act 1985, your landlord must keep the structure and exterior of your home in repair, and keep the installations for water and sanitation in working order. That covers a leaking roof, faulty guttering, and leaking pipes, tanks and plumbing.
A serious leak that causes damp can also be assessed under the Housing Health and Safety Rating System, and a bad enough case can be a Category 1 hazard a council has powers to make the landlord fix.
The main exception is a leak you caused, for example by damaging something yourself. But a fault in the building, in the roof, the pipework or the plumbing, sits with your landlord.
What to do when water is coming in
If it is an active leak, deal with the immediate safety first. Move what you can out of the way, and if water is near electrics, do not touch them and treat it as an emergency.
Report it to your landlord in writing straight away, even if you have phoned, and ask for an emergency repair if water is still coming in. Photograph the source, the spread, and anything that has been damaged, with the date visible. Short videos help where water is dripping or running.
Damage to your belongings
A leak does not only damage the building. It can ruin carpets, furniture, clothes, electronics and possessions that matter to you. Keep a list of what has been damaged, with photos, and hold on to receipts if you have them. This record matters because the impact on you, not just the disrepair itself, can form part of a housing disrepair claim.
Do not throw damaged items away until you have photographed them and noted what they were.
How to claim
If you have reported a leak caused by disrepair and your landlord has failed to put it right, you can get free, independent advice. Support For Tenants is an FCA-authorised claims management company, not a solicitor. We check whether you have grounds for a housing disrepair claim, and where you do, we connect you with a solicitor from our panel who works on a no-win, no-fee basis. There is no upfront cost to find out where you stand.
Frequently asked questions
Is my landlord responsible for a leak?
In most cases, yes. Under section 11 of the Landlord and Tenant Act 1985, your landlord must keep the structure, exterior and water installations in repair, which covers leaking roofs, guttering and pipework. A leak you caused yourself is the main exception.
Is a leak an emergency?
An active leak, especially near electrics or causing significant damage, should be treated as an emergency. Report it in writing immediately and ask for an urgent repair.
Can I claim for belongings ruined by a leak?
The damage a leak causes to you, including to your belongings, can form part of a housing disrepair claim. Photograph everything and keep receipts where you have them.
What should I do first?
Make the area safe, report the leak in writing, take dated photos and videos, and list any damaged belongings. Then get free, independent advice on a possible claim.
Does it cost anything to start a claim?
There is no upfront cost to check whether you have a claim. If you do, we connect you with a panel solicitor who works on a no-win, no-fee basis.
Water damage and a landlord who won't act?
You do not have to keep mopping up. Get a free, independent view on your rights. Call free on 0800 030 4669 or start your claim.
Sources
Support For Tenants is a trading name of Cyntex Group Ltd, authorised and regulated by the Financial Conduct Authority as a Claims Management Company. FRN 1020217. Registered in England and Wales.
Reviewed against current housing law for England and Wales as at 2 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.
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