When a landlord leaves repairs undone, it can affect your health, damage your belongings and make your home harder to live in. We act for council and housing association tenants across London who want their landlord to carry out the work, and who may also be entitled to compensation for living with the disrepair. Eligible claims may be handled on a no win, no fee basis, subject to our assessment and the terms of the funding agreement.
It's common for one problem to lead to another, as when a leaking roof causes damp that later turns into mould, or a broken boiler makes a cold, damp home even worse in winter. If you're dealing with more than one issue, we'll look at everything together as part of your case.
Black patches on walls and ceilings, a musty smell, peeling paint and condensation that never seems to clear are some of the most common signs of dampness. Prolonged exposure can cause breathing problems and make asthma worse, particularly in children. Under Awaab's Law, social landlords in England must now deal with significant damp and mould hazards within fixed deadlines.
Learn MoreWater coming through a roof, a burst pipe or an overflowing gutter stains plaster, ruins flooring and furniture, and over time usually leads to damp. Landlords sometimes paint over the stain or patch the ceiling, but unless the source of the leak is found and fixed, the problem will come back.
Learn MoreFew things make a home harder to live in than a boiler that keeps breaking down, radiators that stay cold, or days without hot water. Children, older people and people with certain health conditions are especially vulnerable when a home can't be kept warm, which is why heating faults should be fixed quickly.
Learn MoreRats, mice and cockroaches usually find their way in through gaps in walls, damaged drains or holes in the building. You might notice droppings, gnaw marks, scratching noises or a strong smell. Where pests are getting in because of disrepair, simply putting down traps won't solve the problem, as the gaps or damage need to be repaired as well.
Learn MoreCracked walls, sagging ceilings, rotten window frames and damaged roofs can make a home unsafe, and they often let in water and cold air at the same time. Landlords are generally responsible for keeping the structure and exterior of a rented home in good repair.
Learn MoreFlickering lights, sockets that spark, switches that feel warm and a fuse box that keeps tripping can all point to a fault in the wiring. Electrical faults can cause fires and electric shocks, so report them to your landlord straight away and keep a note of the date you did.
Learn MoreYou may be able to claim if these three things apply to you.
Note: These are the general legal rules. Our own acceptance criteria can be narrower, so we review each case individually before accepting.
Compensation is meant to put right the effect the disrepair has had on you. Depending on your case, it can include:
The amount depends on how serious the disrepair was, how long it lasted and the evidence available. We can't promise a figure, but once we've reviewed your case we'll tell you what you could realistically expect.
Our free check takes about two minutes.
In England, claims follow the Pre-Action Protocol for Housing Conditions Claims, which aims to settle things without going to court.
We talk through the problem, your tenancy and what you've reported, then tell you whether we can take the case on.
We review your photos and messages and ask your landlord for its own repair records.
We set out the disrepair and what you're asking for. Your landlord normally has 20 working days to respond.
Where needed, a surveyor inspects your home, ideally a single expert agreed by both sides.
We negotiate repairs and compensation, and can issue court proceedings if your landlord won't agree. Nothing is settled without your approval.
Eligible claims may be handled on a no win, no fee basis, depending on our assessment of your case and the terms of the funding agreement. Not every claim qualifies. You pay nothing upfront, and if your claim doesn't succeed, you won't pay our legal fees as long as you've kept to the agreement.
If it succeeds, a success fee may be deducted from your compensation. Before you agree to anything, we explain in writing everything that could be deducted and any other costs, such as ending the agreement early.
Learn how our no win, no fee funding works| The law | What it means for you |
|---|---|
| Section 11, Landlord and Tenant Act 1985 | Your landlord must keep the structure, exterior, and the installations for water, gas, electricity, heating, hot water and sanitation in repair (most tenancies under 7 years) |
| Sections 9A–9C, added by the Homes (Fitness for Human Habitation) Act 2018 | Your home must be fit to live in throughout the tenancy, which can include serious damp or cold even when nothing is broken |
| Awaab's Law (social landlords in England) | Emergency hazards must be made safe within 24 hours, and significant damp and mould investigated within 10 working days. More hazards are added from 30 November 2026, including excess cold, falls, fire and electrical hazards |
Other repairs must be done within a reasonable time, depending on how serious the problem is.
In Wales: the Renting Homes (Wales) Act 2016 sets similar duties, and Awaab's Law does not apply.
You don't need to have everything in place before you get in touch, but keeping clear records makes it much easier to show what went wrong, when you reported it and how it has affected you. The most useful things to keep are:
If you haven't kept some of these, please don't let that stop you from contacting us, because we can often get repair records from your landlord as part of the claim.
We handle eligible housing disrepair claims on a no win, no fee basis, which means you won't pay us anything upfront. Before you agree to go ahead, we'll explain in writing how the funding works and what could be deducted from your compensation if your claim succeeds. The exact terms will be set out in the documents you receive at that stage.
Learn how our no win, no fee funding worksIf your council or housing association has left repairs unfinished, tell us what's been happening and what you've already reported. We'll let you know whether your situation could support a claim and explain what would happen next.
Housing Disrepair Solicitors is a trading name of SLS Solicitors Limited, which is authorised and regulated by the Solicitors Regulation Authority (SRA number 813100). Find out more about us
