How to Make a Housing Disrepair Claim Against Your Landlord in 2025

If you live in a rented home and face damp, mould, broken heating, or unsafe conditions, you may need to know how to make a housing disrepair claim against your landlord in 2025. Start by reporting the issue, collect strong evidence, and follow a clear legal process. This guide explains the steps and timelines tenants in the UK should follow. 

Do you qualify to make a housing disrepair claim?

Not every tenant can make the same claim. Generally:

• You must be a tenant (private or social) or an assured shorthold tenant.
• The disrepair must relate to the landlord’s repairing obligations (structure, exterior, installations for water, gas, electricity and heating). 
• You should report the problem to the landlord and give them a chance to fix it.

If unsure, speak to a housing adviser or solicitor before formal action. Many charities can advise for free. 

Step 1 — Report the problem to your landlord (formal notice)

Always notify your landlord in writing. Say what is wrong, where it is, when it started, and the effect on you. Keep copies. Use email or a complaints portal where possible. A written record proves you gave notice and started the clock on required repairs.

What to include in your repair notice

• Your name, address and tenancy details.
• Clear description and photos of the disrepair.
• Dates and descriptions of any health impacts or damaged belongings.
• A polite request for repair and a reasonable deadline.
• Statement that this is a formal repair request for record purposes.

Step 2 — Collect strong evidence

Evidence is central to a successful claim. Build a clear, dated record.

Types of evidence to gather

• Time-stamped photographs and videos of damage (mould, damp, leaks, broken boiler).
• Copies of all written reports, emails and text messages with the landlord. 
• Records of repair appointments, cancelled visits, or failed fixes.
• Receipts for replacement items or temporary heating costs.
• Medical records or GP letters if health was affected by housing conditions. 
• Witness statements from neighbours or visitors if relevant.

Practical tips for evidence

• Use your phone’s timestamp or email the photos to yourself for proof.
• Keep a single folder (digital and/or physical) for all documents.
• Get a surveyor or independent assessor if the disrepair is severe.

Step 3 — Understand legal duties and timeframes

Landlords in the UK have legal repair duties under Section 11 of the Landlord and Tenant Act 1985. They must keep structure and key installations in repair. Failure to do so can form the basis of a disrepair claim.

Awaab’s Law and emergency repairs (social housing)

Awaab’s Law (social housing reforms) requires quicker responses to serious hazards like mold and damp in social housing, with specific inspection and repair timeframes and duties to protect vulnerable tenants. These rules are changing enforcement and timelines for registered social landlords. Private sector changes are expected under wider renters’ rights reforms. 

Time limits for making claims

• For contractual or property-related claims, the usual limitation is 6 years in England and Wales. For personal injury claims arising from disrepair, the time limit may be 3 years. Always check the exact limitation period for your case.

Step 4 — Try to resolve the issue without court

Most disrepair claims are resolved before litigation. Try these practical steps first.

Methods to seek resolution

• Send a formal letter before action giving the landlord a final deadline.
• Use your landlord’s complaints procedure and escalate to management.
• For social landlords, use the housing association’s complaints and the Housing Ombudsman if needed.
• Offer access for surveys and repairs but insist on clear dates.

Step 5 — When to instruct a solicitor or adviser

If the landlord refuses to act or the issue is serious (dangerous mold, structural faults, repeated failures), get legal help. Many specialist solicitors handle disrepair claims and can advise on prospects and potential compensation. Some offer conditional fee arrangements (no win, no fee) for eligible cases. 

What a solicitor can do

• Send a formal pre-action letter and negotiate on your behalf.
• Commission inspections and warranty of independent reports.
• Assist with interim hardship applications for urgent repairs if health is at risk.
• Prepare court documents if necessary.

Step 6 — Claiming compensation — what you can recover

Compensation varies by case. Typical heads of loss include:

• A sum for inconvenience, distress, or lowered enjoyment of the property. 
• Reimbursement for expenses (hotel costs, repair bills, replacement of damaged goods).
• Medical expenses if ill-health was caused or worsened by the disrepair.
• In serious cases, exemplary damages may be considered where landlord negligence was particularly bad

How values are assessed

• Evidence quality, severity, and duration of the disrepair.
• Expert reports and medical evidence increase potential awards.
• Settlements are often commercial and typically negotiated.

Step 7 — Court proceedings and small claims

If negotiation fails, a solicitor may issue proceedings.

Small Claims vs County Court

• Low-value property damage or compensation under a certain threshold can go to the Small Claims Track.
• More complex or higher-value claims proceed in the County Court where legal representation is normal.

What to expect in court

• Evidence bundles of photos, communications, expert reports.
• Witness statements and possibly cross-examination.
• A judge will assess whether the landlord breached repairing obligations and any awarded compensation.

Step 8 — Practical advice during and after a claim

Keep living conditions safe and document everything.

Safety and temporary measures

• If there is an immediate hazard, contact the local environmental health department or seek urgent housing advice.
• Keep receipts for temporary fixes and alternative accommodation.
• Continue to allow access for reasonable repairs by the landlord.

After a successful claim

• Keep copies of all legal documents and repair agreements.
• Consider asking for ongoing monitoring or a maintenance plan from the landlord.

Preparing a timeline — how to record the history of the problem