Key points
- Roofs, gutters, drains, pipes, tanks and toilets are normally your landlord's responsibility.
- Once your landlord knows about a leak, they must repair it within a reasonable time.
- You can claim for the disruption and for belongings damaged by the water.
- No Win, No Fee: nothing to pay upfront.
Common leaks we see
Leaks come from many places. The most common are:
- A leaking or damaged roof, missing tiles or failed flashing
- Blocked or broken gutters and downpipes
- Burst or leaking water pipes, radiators or a water tank
- Leaking toilets, baths, showers and sinks, or failed seals
- Water coming through from a flat above or a shared part of the building
- Rain getting in through rotten or badly fitted windows and doors
What your landlord has to do
In England, landlords of most rented homes must keep the structure and exterior in repair. That covers the roof, outside walls, windows, gutters, downpipes and drains. They must also keep the installations for water and sanitation in repair and working order, including pipes, tanks, basins, sinks, baths and toilets.
Once the repair is done, your landlord is normally also expected to put right the damage the leak or the repair work caused, such as replastering and redecorating a stained ceiling.
Your landlord's duty usually starts when they know about the problem, so it is important to report a leak straight away, in writing if you can. What counts as a reasonable time to fix it depends on how serious it is. Water coming through a ceiling near lights or sockets is urgent.
When a leak becomes damp and mould
A leak that goes unfixed rarely stays a leak. Water soaks into plaster, floors and joists, and damp and mould often follow within weeks. That can make your home unhealthy to live in and cause far more damage than the original fault.
If this has happened in your home, you may be able to claim for both the leak and the damp and mould it caused.
Water coming from a neighbour
If water is coming from a flat above, what happens next depends on who owns it. If your landlord owns that flat or the shared parts of the building, such as the roof or communal pipes, your landlord is usually responsible. If the leak comes from a flat owned by someone else, the claim may be against them instead. We will help you work out who is responsible.
What a claim can get you
- The leak properly repaired, along with the damage it caused
- Compensation for the inconvenience and discomfort while it went unfixed
- The value of belongings damaged by the water, such as furniture, carpets, clothes and electronics
- Extra costs, such as cleaning or extra heating to dry the home out
Compensation is usually based on your rent, how bad the problem was and how long it lasted after your landlord knew about it.
How a claim works
We start with a free check of your situation. If you have a claim, we send your landlord a formal letter of claim under the court's Pre-Action Protocol for Housing Conditions Claims, and your landlord usually has 20 working days to respond. A surveyor may inspect the property to record what needs repairing. Most claims settle without going to court, and we deal with your landlord for you from start to finish.
What you can do now
- Report the leak to your landlord in writing and keep a copy
- Take dated photos and videos of the leak, the stains and any damaged belongings
- Keep damaged items, or photos and receipts for them, if you can
- If water is near electrics, turn off the power to that area and tell your landlord it is urgent
- Note every time you chased the repair and what you were told
This page explains the law in England. The rules in Wales, Scotland and Northern Ireland are different, so call us if you live there.
Frequently asked questions
My landlord patched the leak but it keeps coming back. Can I claim?
Yes. A temporary patch that fails is not a proper repair. If the leak keeps returning, your landlord has not fixed the cause.
Can I claim for my damaged belongings?
Usually, yes. If your belongings were damaged because your landlord failed to repair a leak in time, their value can form part of your claim. Photos and receipts help.
Should I claim on my contents insurance instead?
You can do both, but tell us if you have already claimed on your insurance, because it affects what can be claimed from your landlord.
How long does my landlord have to fix a leak?
There is no single deadline for every case. It depends on how serious the leak is. A major leak, or water near electrics, should be treated as an emergency. A small drip may take longer, but it still has to be fixed within a reasonable time.