Signs you may have a leaking problems claim
- Water coming through the ceiling or down a wall
- Stains, bubbling paint or sagging plaster
- A leak that has been "logged" several times but not traced
- Water pooling under the bath, sink or toilet
- Damp carpets or warped laminate flooring
- Water near light fittings or sockets
Leaks are always the landlord's problem to solve
Water finds its way in from outside through defective roofs, flashing, gutters, downpipes, window frames and pointing, and from inside through corroded pipework, failed seals around baths and showers, leaking toilets, radiator valves and appliance connections. In flats, a leak from the home above is still your landlord's responsibility to deal with: they must investigate, work with the owner of the other flat if necessary, and repair the damage to your home.
Under Section 11 of the Landlord and Tenant Act 1985 the structure and exterior and the water and sanitation installations are the landlord's to maintain. A leak that has been reported and not traced is a continuing breach every day it drips.
Hidden leaks
Not every leak is obvious. Slow leaks inside walls or under floors show up as unexplained damp patches, a musty smell, lifting floor coverings, or a water bill that suddenly rises. If you have reported these signs and your landlord has not investigated properly, that failure to investigate is itself disrepair.
The damage leaks cause
Water destroys plaster, ceilings, decoration, flooring and furniture. It rots timber, corrodes electrics (creating a fire and shock risk) and feeds black mould within days. Repairs done before the leak is fixed simply fail again, which is why a surveyor's report insisting on tracing the source first is so valuable.
What you can claim
- Tracing and repairing the leak and making good all the damage, including redecoration.
- Compensation as a percentage of rent for the period the leak and its damage affected your home.
- The cost of replacing damaged belongings: carpets, beds, sofas, clothes, electrical goods.
- Compensation for any illness caused by the resulting damp and mould.
Evidence that helps
Video the leak while it is active. Photograph the stains as they spread, with a dated newspaper or your phone's timestamp. Keep every repair reference number and note each visit where the operative could not find the source.
Think you have a housing disrepair claim?
Tell us what is wrong with your home and we will check, free of charge, whether you can claim repairs and compensation on a no win, no fee basis.
Leaks and water damage: your questions answered
The leak is from the flat upstairs, which my landlord does not own. Can I still claim?
Yes. Your landlord must take reasonable steps to stop water entering your home and must repair the damage inside it, whoever owns the flat above. If they do nothing, they are in breach.
My landlord repaired the ceiling but the leak came back. What now?
A repair that fails because the cause was never fixed does not discharge the duty. Each recurrence should be reported in writing; it all adds to your claim.
Can I claim for my ruined carpet and sofa?
Yes, as special damages. Photos and receipts help, but a reasonable estimate of replacement cost is usually accepted where receipts are missing.
Is a leak an emergency?
An uncontrollable leak, or water near electrics, is an emergency requiring a same-day response. A slow drip should still be investigated within days.