Leaks & Water Damage
A roof, pipe or guttering leak your landlord keeps ignoring — and the damage that comes with it.
A leak that's left unrepaired rarely stays small. It spreads into ceilings, walls and electrics, brings damp and mould with it, and writes off carpets, furniture and electricals. If you've reported a leak and your landlord has dragged their feet, you can claim for the repairs and for everything the water has damaged — plus compensation for living with it.
Reviewed by Sannah Khatoon, Litigation & Housing Disrepair Solicitor · SRA #654258 · Admitted 2018
Leaks sit squarely within your landlord's repairing obligations. Section 11 of the Landlord and Tenant Act 1985 requires the landlord to keep in repair the structure and exterior of the home (including the roof, walls and guttering) and the installations for the supply of water, gas and electricity and for sanitation — that covers pipes, tanks, taps and drains. When one of those fails and the landlord doesn't fix it within a reasonable time, they are in breach of that duty.
A leak that is left to spread can also make a home unfit to live in under the Homes (Fitness for Human Habitation) Act 2018, and persistent water penetration is a recognised hazard under the Housing Health and Safety Rating System because of the damp, mould and structural damage it causes. So the same leak can breach more than one duty at once.
Following the Pre-Action Protocol for Housing Conditions Claims (England), you report the leak in writing, give the landlord a fair chance to inspect and repair, and — if nothing happens — a solicitor instructs an independent surveyor to record the leak and the damage. Photograph everything and keep receipts for ruined items; that evidence is what values the claim.
You can claim both the cost of the repairs and the value of belongings the water destroyed, together with compensation for the disruption — all assessed on the facts, so no fixed figures are quoted here. A regulated solicitor will review the evidence and give you an honest view of what your claim is worth.
How we can help
- Roof, pipe, guttering and plumbing leaks
- Water-damaged ceilings, walls, flooring and belongings
- Repeated or unrepaired leaks causing damp
- Compensation for damage and disruption
These claims are run on a no-win, no-fee basis by SRA-regulated solicitors, so in suitable cases it costs you nothing up front to find out where you stand. Start your claim using the form and a regulated solicitor will review your situation. We connect you with a regulated firm — we are not a firm of solicitors ourselves.
Frequently asked questions
Is my landlord responsible for a leak?
In most cases, yes. Section 11 of the Landlord and Tenant Act 1985 makes the landlord responsible for keeping the structure and exterior, and the water and drainage installations, in repair — which covers roof, guttering and pipe leaks. If you reported the leak and it wasn't fixed within a reasonable time, the landlord is likely in breach of that duty.
Can I claim for belongings the leak damaged?
Yes. Alongside the cost of the repairs, you can usually claim the value of carpets, furniture, clothing and electricals that the water ruined, plus compensation for the disruption. Keep photographs and receipts — that evidence is what a solicitor uses to value this part of the claim. Amounts depend on the facts of your case.
How long do I have to claim for water damage?
Under the Limitation Act 1980 you generally have up to six years to claim for the disrepair and three years for any personal injury caused by it. Because leaks and their damage are easiest to prove while fresh, it's sensible to get advice early and keep a dated record of the problem.
The leak keeps coming back — does that matter?
Repeated or recurring leaks strengthen a claim, because they show the landlord has failed to carry out a proper, lasting repair. An independent survey can establish the underlying cause and whether previous 'fixes' were adequate, which is central to a housing-conditions claim.
Will making a claim get me evicted?
Evicting a tenant for complaining about conditions is retaliatory eviction, and section 33 of the Deregulation Act 2015 restricts a landlord's use of a section 21 notice after a genuine complaint about repairs. A regulated solicitor can advise you on the protection that applies to your tenancy before you take any step.
Does a no win, no fee agreement cover a leak claim?
Usually. These claims are typically funded by a Conditional Fee Agreement, often with After the Event insurance covering the other side's costs if the claim fails — so in suitable cases there is nothing to pay up front and nothing to pay if you lose. Your solicitor will set out the funding in writing before starting.
Sources & further reading
- Landlord and Tenant Act 1985, s.11 (repairing obligations) — legislation.gov.uk ↗
- Homes (Fitness for Human Habitation) Act 2018 — legislation.gov.uk ↗
- Pre-Action Protocol for Housing Conditions Claims (England) — Justice UK ↗
- Repairs if you're a private tenant — GOV.UK ↗
This page is general legal information, not legal advice. Every housing-disrepair case turns on its own facts — speak to a solicitor about your situation. UK Housing Disrepair Solicitors is a connector service: we put tenants in touch with SRA-regulated solicitors, and we are not a firm of solicitors ourselves.