Council & Housing Association TenantsWater Leak & Leaking Roof Compensation Claims
Reported a leak to your landlord and nothing has been done? You may be able to claim compensation and force the repairs. We help council and housing association tenants in England and Wales. Check where you stand in 60 seconds.
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Types Of Leak In A Rented Property
A leak is almost always a defect in the building, not something a tenant caused. Roofs, guttering, pipework, tanks, baths, sinks and toilets are all your council or housing association's responsibility to keep in repair.
If your landlord is blaming you for the leak, or telling you it is your job to sort it, that does not change their legal duty. Report it in writing and keep a copy.
Leaks We See Most Often:
A leaking roof that drips through when it rains
Water stains spreading across a ceiling
A leak coming from the flat or bathroom above
Burst, split or badly joined pipework
A dripping tap, toilet or overflow left unfixed
Water pooling under the sink or behind the bath
Rain getting in around windows or door frames
Blocked or broken guttering soaking an outside wall
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Is Your Landlord Responsible For The Leak?
In almost all cases, yes. Under Section 11 of the Landlord and Tenant Act 1985 your landlord must keep the structure, exterior and the water, gas, electricity and heating installations in repair.
There is no fixed legal deadline for a leak, but the law says repairs must be done within a reasonable time. A serious leak, or one reaching electrics, should be treated as an emergency and made safe within 24 hours.
Your Landlord Is Usually Responsible For:
The roof, guttering, drains and outside walls
Pipes, tanks, boilers and water heaters
Baths, sinks, toilets and their fittings
A leak coming from another property they own
Damage the leak has caused to the structure
Making it safe if water reaches the electrics
Carrying out the repair within a reasonable time
Can I Claim For A Water Leak?
You May Have A Claim If:
You rent from a council or housing association
Your home is in England or Wales
You reported the leak and it was not fixed
It damaged your belongings or made a room unusable
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Who Can Make A Water Leak Claim?
We act for council and housing association tenants in England and Wales. If you rent from a private landlord or letting agent, or your home is in Scotland, we are not able to take your claim. Your council's environmental health team and Shelter can both advise you instead.
The one thing to know
Being blamed for a leak does not make it your job to fix. Water coming from the roof, guttering, pipework, tanks, baths, sinks or toilets is almost always your landlord's responsibility, and if it was left running after you reported it you may be able to claim.
How Much Compensation For A Water Leak?
There is no fixed payout for water damage. Compensation is usually made up of two parts.
General damages
This covers the loss of enjoyment of your home while the leak went unrepaired. Courts often work it out as a proportion of the rent you paid during that period. The longer it went on, and the more of your home it affected, the higher the proportion.
Special damages
This covers what the leak actually cost you. Ruined carpets, furniture, beds, clothing and electricals, along with higher heating bills from trying to dry the place out. Keep receipts and photograph everything before you throw it away.
A bucket under a leak is not a repair. It is just proof that nobody came.
If damp or mould has grown as a result of the leak and affected someone's health, a personal injury element may also be considered.
What affects the amount
- How long the leak went unrepaired
- How many rooms were affected
- Whether ceilings, floors or electrics were damaged
- The value of the belongings you lost
- Whether you reported it and were ignored
- Whether you could still use the whole property
We cannot tell you what your claim is worth until we have seen your evidence. Every case is different.
Your Landlord's Legal Responsibilities
Your council or housing association has to keep your home in repair and fit to live in. These are the duties that matter most when there is a leak.
Section 11, Landlord and Tenant Act 1985
Your landlord must keep the structure and exterior in repair, including the roof, guttering, outside walls and drains, along with the pipes, tanks, baths, sinks and toilets. That covers nearly every source of a leak in a rented home.
What landlords often say
“It is on the list. There is nothing more we can do until an operative is free.”
What the law says
Section 11 requires the repair to be carried out within a reasonable time, not whenever a slot happens to come up. The more serious the leak, the shorter that time usually is, and water reaching the electrics should be made safe straight away.
Homes (Fitness for Human Habitation) Act 2018
Your home must be fit to live in for the whole of your tenancy. A property with an ongoing leak, water damage and the damp that follows can be legally unfit, and you can take your landlord to court directly under this Act.
Fit to live in is not some high legal bar. If water is still coming in, a ceiling is sagging or you have had to shut a room off and move everyone else around it, a court may decide the home is not fit. This Act lets you take your landlord to court yourself instead of waiting for the council to act.
Awaab's Law deadlines
24 hours
A leak that has become an emergency, such as water reaching your electrics, must be investigated and made safe within 24 hours.
10 working days
If the leak has caused significant damp and mould, that already falls under Awaab's Law and must be investigated within 10 working days.
5 working days
Once that investigation concludes, the safety work must be completed within 5 working days.
Housing Health and Safety Rating System
Water penetration and excess damp are recognised hazards under the Housing Act 2004. Your council's environmental health team can inspect the property and order the repair.
What to do if your landlord will not fix the leak
- Report it in writing by email, letter or the tenant portal, and keep a copy
- Photograph the leak, the damage and every ruined item, with dates
- Keep a diary of who you spoke to, when, and what they promised
- Make a formal complaint through your landlord's complaints procedure
- Escalate to the Housing Ombudsman once that complaints process is exhausted
- Get free legal advice about a housing disrepair claim
How To Make A Water Leak Claim
From your first enquiry to getting repairs done and compensation paid, here's what to expect.
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1
Complete Our Form
Fill in your details so we can confirm eligibility and understand your situation.
2
Share Your Evidence
Send us photos, videos, and any messages you've sent to your landlord about the issues.
3
Letter of Claim
Your solicitor sends a formal claim to your landlord, starting the legal process.
4
Property Inspection
An independent surveyor inspects the property to assess and document the disrepair.
5
Repairs & Compensation
Your landlord arranges the necessary repairs and you receive any compensation you are owed.
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No Win No Fee Water Leak Claim Solicitors
We believe everyone deserves a safe home. That's why we offer a No Win, No Fee service, so you can start your claim with nothing to pay upfront.
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Council and housing association tenants
No Win No Fee (CFA). A success fee may apply if your claim succeeds. Available to council and housing association tenants in England and Wales.
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Water Leak Claims: Frequently Asked Questions
In almost all cases, yes. Under Section 11 of the Landlord and Tenant Act 1985 your landlord must keep the structure and exterior in repair, along with the pipes, tanks, boilers, baths, sinks and toilets. That covers the vast majority of leaks in a rented home.