Leak and water damage claims against your landlord
A leaking roof, ceiling or pipe that your landlord won’t fix can ruin your home and your belongings. If you reported the leak and nothing was done, we can claim compensation and force the repairs — on a no win, no fee basis.
Yes. Your landlord is legally responsible for keeping the structure and exterior of your home in repair — including the roof, gutters, external walls, windows and the pipework inside. If you reported a leak and your landlord failed to fix it within a reasonable time, you can claim compensation for the disruption, for any belongings damaged by the water, and a court order requiring the repair to be carried out.
What counts as a leak or water damage claim
Water gets in — or escapes — in many ways, and your landlord’s responsibility under section 11 of the Landlord and Tenant Act 1985 covers most of them:
- Roof leaks — missing or damaged tiles, failed flashing, flat-roof defects letting rain through ceilings
- Gutter and downpipe failures — overflowing or broken guttering soaking external walls and causing penetrating damp
- Plumbing leaks — leaking pipes, radiators, tanks, toilets or waste pipes inside the property
- Leaks from neighbouring flats — water coming through from a property above, where your landlord controls both or has failed to act
- Window and door defects — rotten frames, failed seals and broken sills letting rain in
- Bath and shower failures — failed sealant or defective installations causing water to escape into floors and ceilings below
A leak that is left also tends to cause secondary problems — damp patches, mould growth, perished plaster, ruined decoration and electrical hazards. Where a leak has led to damp and mould, you may also have a claim under our damp and mould page, including under Awaab’s Law if you rent from a social landlord.
What you can recover
Leak claims are often about more than the repair itself, because escaping water destroys things you own. A successful claim can include:
An order requiring your landlord to fix the source of the leak and make good the damage within a set timescale.
Damages for the inconvenience, distress and loss of enjoyment of your home while the leak went unrepaired.
The cost of carpets, furniture, electricals, clothing and other possessions ruined by the water.
Out-of-pocket costs caused by the disrepair, such as higher heating bills where water damage made rooms unusable.
“Landlords often assume tenants won’t push back. Our job is to make sure they do — and that the repairs actually get done, not just promised.”
Stephen Lund · Director
The evidence that helps your claim
Leak claims are usually well-evidenced claims, because water damage is visible. The strongest cases tend to have:
- Your repair reports — emails, letters, app or portal entries, and notes of phone calls showing when you told your landlord
- Photos and videos over time — dated images of the leak, the spread of staining or damp, and any damaged belongings
- The landlord’s responses — missed appointments, failed “repairs” that didn’t hold, or silence
- Receipts and replacements — proof of what the water destroyed and what it cost you
- Medical records — where damp conditions caused by the leak have affected your family’s health
Don’t worry if you don’t have all of this — an independent surveyor will inspect your home as part of the claim, and your landlord must disclose its own repair records. Our evidence guide explains what to gather and how.
How the claim works
Leak claims follow the Pre-Action Protocol for Housing Conditions Claims: free assessment, formal letter of claim, independent expert inspection, then settlement or court. Most claims settle — and throughout, the priority is getting the leak fixed, not just the compensation. For the wider picture of your rights, see our main housing disrepair guide.
Leaks and water damage FAQs
My belongings were ruined by a leak. Can I claim for them?
Yes. Where your landlord failed to fix a reported leak within a reasonable time, you can claim the cost of belongings damaged as a result: carpets, furniture, electricals, clothing and more. Keep what evidence you can, including photos of the damage, receipts, and a list of what was lost.
The leak comes from the flat above. Who do I claim against?
It depends on the setup. If your landlord owns or manages the flat above (common with councils and housing associations), they are usually responsible for stopping the leak at its source as well as repairing your home. If a private third party is involved, the position is more complicated, but tell us the situation and we will advise on the right route.
My landlord "fixed" the leak but it keeps coming back. Can I still claim?
Yes. A repair that doesn’t hold is not a repair. Repeated failed attempts, such as patching a roof instead of fixing it properly, or repainting over water staining without stopping the water, are a common feature of these claims. The history of failed repairs strengthens your case rather than weakening it.
The leak has caused damp and mould too. Is that a separate claim?
No, it is usually all part of the same claim. Leaks that are left cause damp, mould and rot, and the compensation reflects everything you have lived with. If you rent from a social landlord, Awaab’s Law timescales may also apply to the damp and mould element. See our damp and mould page and Awaab’s Law guide.
How much does it cost to claim?
We act on a no win, no fee basis under a Conditional Fee Agreement. If your claim is unsuccessful, you do not pay our fees. The full details of how no win, no fee works, including the insurance arrangements that protect you, are set out on our costs and funding page.
Stop living with the leak — find out if you can claim
Tell us about the leak and what your landlord has (or hasn’t) done. We’ll review it free of charge and tell you honestly whether you have a claim.
Free case assessment
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