The housing disrepair claim process, step by step

Living in poor conditions? You could be owed £1,000s. This guide walks you through the whole claim process — from first reporting the problem to your landlord, right through to repairs and compensation.

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Housing disrepair affects far more than the look of your home — it can damage your health, your safety and your quality of life. The good news is that the law is firmly on your side, and there is a clear, structured path for getting repairs done and claiming the compensation you deserve. Here is how it works.

What is housing disrepair?

Housing disrepair covers any condition in a rented property that falls below the legal standard of habitability. Your landlord is legally responsible for maintaining the property — and if they neglect that duty, you are entitled to demand repairs and claim compensation. Common examples include:

  • Damp or mould growth
  • Leaking roofs or windows
  • Broken heating or plumbing systems
  • Faulty electrical systems
  • Structural damage such as cracks or unsafe staircases

The law on your side

Two key pieces of legislation protect tenants in England and Wales. Section 11 of the Landlord and Tenant Act 1985 requires landlords to keep the structure of the property in good repair and to maintain essential services such as plumbing and heating. Alongside it, the Housing Health and Safety Rating System (HHSRS), established under the Housing Act 2004, assesses how the condition of a home affects the health and safety of the people living in it.

These rules apply whether you rent privately or from a council or housing association — the legal requirements are the same, and disrepair claims proceed in exactly the same way.

Who we can act for: although the law is the same for every renter, we currently take on disrepair claims for council and housing association tenants only. We are not able to act against private landlords or letting agents at this time.

Spotting the signs

Disrepair is not always obvious at first. Keep an eye out for:

  • Water damage Leaks from the roof, windows or plumbing that cause dampness or mould
  • Broken fixtures Boilers, radiators or windows that no longer work as they should
  • Health hazards Mould or severe damp leading to respiratory problems or other health issues
  • Structural problems Cracked walls, unsafe flooring or unstable staircases
  • Electrical or plumbing failures Faulty wiring or pipework that creates a safety hazard

Evidence wins claims. Documenting the disrepair — dated photographs, copies of every email and letter, and notes of every conversation — is essential to a successful claim. Start collecting evidence the moment you spot a problem, and never stop until it is fixed.

The claim process

Seven steps from first report to compensation

Every successful claim follows the same broad path. Get each stage right and you give yourself the strongest possible case.

1

Notify your landlord

Tell your landlord about the problem in writing — an email or letter describing the disrepair and requesting repairs. A phone call is easy to deny later; a written notice is not. Keep records of every piece of correspondence from this point on.

2

Document the disrepair

Photograph the conditions, making sure each image is dated, and retain copies of all correspondence with your landlord. Witness statements from neighbours or other tenants can add real weight to your evidence.

3

Allow reasonable time for repairs

Emergencies such as plumbing leaks demand immediate attention, while non-urgent repairs may reasonably take several weeks. If the reasonable window passes and your landlord still hasn’t acted, it’s time to escalate.

4

Seek professional help

If the repairs haven’t been completed in time, contact specialist housing disrepair solicitors — like us — or your local council’s housing enforcement team. Expert guidance at this stage can transform the outcome of your claim.

5

Send a Letter Before Action

A Letter Before Action (LBA) is a formal final warning: carry out the repairs or face legal consequences. It gives your landlord 14–28 days to respond — and it is often the point at which landlords finally take a claim seriously.

6

Take legal action

If the LBA is ignored, a claim is filed with the court, supported by your photographic evidence, correspondence records and witness statements. The court then determines your landlord’s responsibility and your eligibility for compensation.

7

Receive your compensation

A successful claim can deliver reimbursement for repairs you paid for yourself, compensation for health problems caused by the disrepair, and damages for the time you spent living in substandard conditions — as well as the repairs themselves.

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Avoid the pitfalls

Three mistakes that weaken claims

Most claims that fail do so for avoidable reasons. Steer clear of these and you protect both your home and your case.

Failing to document the disrepair

Without photographs and written records, a claim simply lacks the evidence it needs to succeed. Record everything, from the first sign of trouble.

Escalating too quickly

Your landlord must be given a reasonable chance to respond. Jumping straight to legal action without allowing sufficient time can weaken your legal position.

Ignoring minor issues

Small problems have a habit of escalating into expensive repairs. Reporting issues early prevents deterioration — and keeps your home safe.

Good to know

Frequently asked questions

What if my landlord refuses to carry out repairs?

Start by sending a formal written request for the repairs. If that is ignored, issue a Letter Before Action — a final formal warning. If your landlord still fails to act, you can pursue the matter through the courts, and we can handle every stage for you.

How do I prove housing disrepair?

Compile photographs of the problems, copies of emails and letters to your landlord, witness statements, and expert reports. Together these form the supporting evidence that underpins a successful claim.

Can I claim for council or housing association properties?

Yes. The same legal requirements apply to councils and housing associations as to private landlords, and disrepair claims proceed in exactly the same way. Note that we currently act for council and housing association tenants only — we are not able to take on claims against private landlords at this time.

What is the time limit for making a claim?

Generally six years from when the disrepair was first reported or discovered. Acting promptly makes gathering strong evidence much easier, so it pays not to wait.

What types of compensation can I receive?

You may be able to claim repair costs, damages for inconvenience, compensation for damage to personal belongings, and health-related expenses. The amount depends on the severity of the disrepair and its impact on your life.

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