Damp & Mould
Black mould and damp can trigger asthma and chest infections, especially in children. Social landlords in England now have legal deadlines to act on significant damp and mould.
Damp & Mould Claims →Is your council or housing association ignoring damp, leaks or broken heating in your home? Our housing disrepair solicitors in London help tenants get repairs done and claim compensation for living with disrepair. We work on a no win, no fee basis, subject to the terms of your agreement, so there are no legal fees to pay upfront.
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If you have reported a problem and your landlord has not fixed it within a reasonable time, you may be able to claim. Common housing disrepair problems include the following. Each card links to its service page.
Black mould and damp can trigger asthma and chest infections, especially in children. Social landlords in England now have legal deadlines to act on significant damp and mould.
Damp & Mould Claims →Leaking roofs, pipes and gutters damage walls, ceilings and belongings, and often lead to damp. The cause of the leak needs fixing, not just the stain.
Water Leak Claims →A broken boiler, faulty radiators or no hot water can be dangerous in winter, especially for children and older people. Excess cold comes under Awaab's Law from 30 November 2026.
Heating Disrepair Claims →Rats, mice and cockroaches often get in through gaps, broken drains or damaged structure. They can contaminate food and make a home unhealthy to live in.
Pest Infestation Claims →Cracked walls, sagging ceilings, broken windows and damaged roofs can make a home unsafe, and often lead to leaks and damp.
Structural Damage Claims →Faulty wiring, dead sockets and sparking switches are a fire and shock risk. Electrical hazards come under Awaab's Law from 30 November 2026.
Electrical Disrepair Claims →You may have a claim if these apply to you:
It also helps if the disrepair has affected your health, your belongings or your use of the home. Photos, videos, repair reference numbers, emails, letters, medical records and receipts for damaged belongings all strengthen a claim, but you don't need them before contacting us.
These are the legal rights tenants have in general. Our own case acceptance criteria can be narrower, so the free claim check will tell you whether we can take on your case.
A disrepair claim can usually cover up to the last 6 years, and a personal injury claim must usually be started within 3 years. The exact limit depends on your circumstances, so contact us promptly.
Our free claim check takes a few minutes.
Check If You Can ClaimWe help you get your landlord to fix the problem and claim compensation for living with it. A housing disrepair claim is a legal claim against your landlord for failing to carry out repairs they are responsible for.
We act for council tenants and housing association tenants across London and the rest of England and Wales.
In England, housing conditions claims are expected to follow the Pre-Action Protocol for Housing Conditions Claims before court proceedings start. Our process usually runs in five steps, though the exact steps depend on your case.
You tell us about the problem by phone or through the form. A member of our team checks whether you have a claim and explains your options. There's no charge and no obligation.
If you go ahead, we send your landlord a formal letter of claim. It sets out the disrepair, the repairs needed and the compensation you're claiming. The protocol gives the landlord a set period to respond, usually 20 working days.
Where expert evidence is needed, an independent surveyor inspects your home. Their report can provide important independent evidence about the condition of your home, the cause of the problem and the work needed.
We negotiate with your landlord for the repairs to be scheduled and for fair compensation. We keep you updated and you approve any offer before it is accepted.
If your landlord refuses to settle or won't do the repairs, we can issue court proceedings.
No win, no fee means you pay nothing upfront, and if your claim is unsuccessful you won't pay our legal fees. It is formally called a conditional fee agreement (CFA).
| If your claim wins | If your claim loses | |
|---|---|---|
| Our basic legal costs | Mostly paid by your landlord | You pay nothing |
| Success fee | A percentage of your compensation, plus VAT, deducted at the end. The maximum is capped and set out in your agreement | Nothing |
| Other costs | Expenses such as survey or court fees are normally recovered from your landlord. Anything that isn't recovered may be deducted, and your agreement shows exactly which costs this covers | Your agreement explains whether any expenses could fall to you |
Before you sign anything, we explain every cost in writing, including the maximum that could be deducted from your compensation. If you end the agreement early, or don't keep to its terms, you may have to pay for the work done up to that point. Your agreement sets out exactly when this applies.
Housing disrepair compensation depends on how bad the disrepair was, how long it lasted and how it affected you. One common approach courts use is to award a percentage of the rent you paid during the period of disrepair, with a higher percentage for more serious problems.
Say you pay £130 a week in rent and live with damp and mould in two rooms for 18 months:
| Rent paid during the disrepair (£130 × 78 weeks) | £10,140 |
|---|---|
| General damages at 20% of that rent | £2,028 |
| Special damages: a ruined sofa and bedding | £600 |
| Example total | £2,628 |
General damages will cover you for any inconvenience you have to go through due to the disrepair. Special damages will cover all financial losses, such as damaged property and increased expenses. Personal injury is a completely different aspect of your case. The claim requires medical proof that the disrepair contributed to causing an illness, and the claim is normally subject to a 3-year limitation period.
Every case is unique, and there is no set amount. Once we complete the assessment, we will be able to provide you with a more accurate estimate. You should avoid companies that tell you an estimate before inspecting your property.
Where a tenancy is for less than seven years, the landlord is responsible to maintain in good repair the structure and exterior of the premises. The structure consists of walls, roof, windows, drainpipes and gutters. They must maintain in good repair and working order the installations for water, gas, electricity, sanitary arrangements and heating.
Learn more →It is important that the landlord should ensure that the premises are habitable from the outset and for the whole duration of the tenancy. It might be considered that excessive moisture, the presence of mold, pests' infestation or lack of hot water can make the premises inhabitable irrespective of their condition.
Learn more →Awaab's Law came into force on 27 October 2025 for social housing in England. It covers emergency hazards and significant hazards caused by a defect the landlord is responsible for. Councils and housing associations must act within these deadlines:
| Duty | Deadline |
|---|---|
| Investigate and make safe an emergency hazard | Within 24 hours |
| Investigate a reported significant hazard | Within 10 working days |
| Give you a written summary of the findings | Within 3 working days of the investigation |
| Complete safety work on a significant hazard | Within 5 working days of the investigation |
The law is named after Awaab Ishak, a two-year-old who died in 2020 after prolonged exposure to mould in his family's social housing flat. Significant hazards currently means damp and mould. From 30 November 2026, it also covers excess cold and heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene hazards. Further hazards are due to be added in 2027. If your landlord misses these deadlines, this may be relevant to your claim.
Learn more →Since 1 December 2022, most rented homes in Wales have been covered by the Renting Homes (Wales) Act 2016 instead of section 11. It requires landlords to keep the home in repair and fit for human habitation. Awaab's Law does not apply in Wales.
Learn more →Housing Disrepair Solicitors is a trading name of SLS Solicitors Limited, a law firm authorised and regulated by the Solicitors Regulation Authority (SRA No. 813100). We represent tenants in housing disrepair claims involving damp and mould, leaks, heating, pests, structural defects and electrical hazards.
Dedicated to helping tenants resolve housing disrepair issues and pursue the appropriate legal remedies. Committed to providing clear guidance and professional support throughout the legal process.
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Our free claim check takes a few minutes, with no obligation.