When you can claim
Your landlord has a legal duty to keep the structure, exterior and key installations (heating, water, gas, electrics, sanitation) in repair, and to keep the home fit to live in (Landlord and Tenant Act 1985, plus the Homes (Fitness for Human Habitation) Act 2018). You can usually claim compensation if all of these are true:
- the problem is something the landlord is responsible for (not damage you caused);
- the landlord knew about it (you reported it, ideally in writing); and
- they didn’t fix it within a reasonable time, and you suffered as a result.
Common winning examples: persistent damp and mould, a leaking roof, no working heating or hot water, a broken boiler left for weeks, dangerous wiring, a pest infestation caused by disrepair, or a room you couldn’t use.
What the compensation covers
| Type | What it’s for |
|---|
| Rent rebate / general damages | Money back for the reduced use and enjoyment of your home — often worked out as a percentage of your rent for the period affected (higher for severe problems, like no heating or an unusable room). |
| Special damages | The cost of belongings ruined by the disrepair — carpets, furniture, clothes, electricals — plus extra costs like higher heating bills or laundry. |
| Personal injury | If the conditions harmed your health (e.g. damp affecting breathing), a separate amount — needs medical evidence; shorter 3-year time limit. |
There’s no fixed national tariff — the amount turns on how bad it was and how long it lasted, so evidence is everything.
How to claim — step by step
- Report it in writing. Email or write to the landlord describing the problem and asking them to fix it. Keep a dated copy — this proves they knew.
- Build the evidence. Dated photos and video, a diary of the impact, receipts for damaged items, and a GP note if your health suffered.
- Give reasonable time, then complain. Use the landlord’s formal complaints process. Social tenants can escalate free to the Housing Ombudsman; private tenants can ask the council’s environmental health team to inspect (they can order works under the HHSRS).
- Use the protocol, then court if needed. The Pre-Action Protocol for Housing Conditions Claims sets out a letter of claim, sharing evidence, and considering alternative dispute resolution before court. Small claims if repairs and damages are each £1,000 or less; otherwise the fast track.
Damp & mould — faster rights for social tenants
If you rent from a council or housing association, Awaab’s Law sets strict timescales to investigate and fix damp, mould and other hazards. See our damp and mould guide — those rights sit alongside a compensation claim.
Be careful before withholding rent
Don’t simply stop paying rent because of disrepair — you could be putting yourself at risk of arrears and eviction. There are legal ways to offset repair costs against rent, but they’re technical — get free advice from Shelter or Citizens Advice first.
Skip the no-win-no-fee firms (usually)
Adverts promising big disrepair payouts are everywhere. Before you sign:
- The free routes — landlord complaint → Housing Ombudsman (social) or environmental health (private) — often get the repairs done and compensation without giving away a slice of it.
- No-win-no-fee firms can take a large share of your award and sometimes push litigation that delays the actual repair.
- Free, expert advice is available from Shelter and Citizens Advice, and Legal Aid may cover serious cases (see our legal aid guide).
Do this now
- Email your landlord today describing the disrepair and asking for repair — keep the dated copy.
- Photograph everything with dates and start an impact diary.
- Get free advice — Shelter 0808 800 4444 or Citizens Advice 0800 144 8848 — before signing with any claims firm.
Free help: Shelter 0808 800 4444 · Citizens Advice 0800 144 8848 · the Housing Ombudsman (social tenants). This is general information, not legal advice.
Source verification
Primary sources: Shelter (compensation for disrepair and poor conditions), Citizens Advice, the Pre-Action Protocol for Housing Conditions Claims (England) (justice.gov.uk), and the Housing Ombudsman. Last verified 20 June 2026. Confidence: High — the landlord’s repairing/fitness duties (LTA 1985 s.11 + s.9A / Homes Act 2018), compensation covering a rent rebate, damaged belongings and personal injury, the requirement that the landlord knew and failed to act in reasonable time, the small-claims/fast-track £1,000 thresholds, and the 6-year (3-year personal injury) limits. Awaab’s Law timescales apply to social landlords. Scotland, Wales and NI have their own equivalents. SortedUK is independent — not a government service or a law firm, and this is general information, not legal advice.
Disrepair compensation — common questions
Can I claim if I'm a council or housing association tenant?
Yes — the same repairing duties apply. Use the complaints process and then escalate free to the Housing Ombudsman, which can order repairs and award compensation. Awaab’s Law also gives faster timescales for damp, mould and other hazards.
How much will I get?
There’s no fixed figure. It depends on severity and duration — often a percentage of rent for the affected period, plus the cost of ruined belongings and any health impact. Strong dated evidence is what drives the amount.
Will claiming get me evicted?
For assured/most tenancies, retaliatory eviction protections apply, and Section 21 “no-fault” eviction was abolished in England in 2026 (see our eviction guide). You shouldn’t be punished for asserting your repair rights — get advice if your landlord threatens you.
How long do I have?
Generally up to 6 years for the disrepair claim and 3 years for any personal injury element, from when the landlord should have done the work. Report it in writing now regardless — the claim depends on showing they knew and failed to act.
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