Frequently Asked Questions

Housing disrepair refers to any problem with your rented property that makes it unsafe, unhealthy, or uncomfortable to live in. This includes issues like:

• Damp, mould, and condensation problems
• Broken heating or hot water systems
• Leaking roofs, windows, or pipes
• Broken electrics or gas appliances
• Structural problems with walls, floors, or ceilings
• Broken doors, windows, or security features
• Pest infestations
• Plumbing and drainage issues

You may have a valid claim if:

• You've reported the problem to your landlord in writing
• Your landlord has failed to repair the issue within a reasonable time (usually 14-21 days)
• The disrepair has affected your health or caused inconvenience
• You've had to pay for repairs yourself or reduce rent
• The problem has damaged your belongings

The strength of your claim depends on the severity of the disrepair, how long it's been ongoing, and the impact it's had on your life.

Follow these steps to protect your rights:

• Document everything: Take photos and videos of the disrepair
• Report in writing: Send a formal letter or email to your landlord
• Keep records: Save all correspondence and repair requests
• Get evidence: Keep a diary of how the disrepair affects you
• Seek medical advice: If your health is affected, see a doctor
• Get professional reports: Consider surveys or expert opinions

After giving your landlord reasonable time to respond (usually 14-21 days), you can consider legal action if nothing is done.

The timeline varies depending on several factors:

• Simple cases: 3-6 months for straightforward claims
• Complex cases: 6-12 months for multiple issues or disputed liability
• Court cases: 12-18 months if it goes to court
• Settlements: Many cases settle within 3-9 months

Factors that affect timing include the complexity of the case, your landlord's response, court availability, and whether expert evidence is needed.

By law, landlords are responsible for:

• Heating and hot water: Boilers, radiators, and water heaters
• Electrical safety: Wiring, sockets, and electrical installations
• Gas safety: Gas appliances, pipes, and annual safety certificates
• Water supply: Pipes, tanks, and drainage systems
• Structure: Walls, roof, foundations, and external doors/windows
• Sanitary facilities: Toilets, sinks, and bathrooms
• Fire safety: Smoke alarms, fire doors, and escape routes
• Pest control: For infestations that exist when you move in

Response times depend on the urgency of the repair:

• Emergency repairs: Within 24 hours (e.g., no heating in winter, gas leaks, dangerous electrics)
• Urgent repairs: Within 3-7 days (e.g., broken boiler, major leaks, security issues)
• Standard repairs: Within 14-21 days (e.g., minor leaks, broken windows, general maintenance)
• Non-urgent repairs: Within 30 days (e.g., cosmetic issues, minor defects)

These are general guidelines - specific timeframes may be in your tenancy agreement. Emergency repairs should be attended to immediately.

Generally, no. Your landlord cannot charge you for:

• Repairs that are their legal responsibility
• Wear and tear from normal use
• Issues that existed before you moved in
• Problems caused by building defects or age

However, you may be charged for:

• Damage caused by you, your family, or guests
• Repairs to items you're responsible for in your tenancy
• Call-out fees if you report non-emergency issues out of hours

Any charges must be reasonable and properly documented.

If your landlord disputes responsibility:

• Check your tenancy agreement: Review what repairs you're responsible for
• Know your legal rights: Some responsibilities can't be contracted out of
• Get evidence: Photos, videos, and professional reports can help
• Seek legal advice: A solicitor can clarify who's responsible
• Contact environmental health: They can assess dangerous conditions

Remember that landlords can't avoid their legal responsibilities through tenancy agreements. If the issue affects health or safety, the law usually makes the landlord responsible.

Compensation amounts vary widely based on:

• Severity of disrepair: Minor issues vs. dangerous conditions
• Duration: How long you've lived with the problem
• Health impact: Medical conditions caused or worsened by disrepair
• Inconvenience: Disruption to your daily life
• Property damage: Damage to your belongings
• Alternative accommodation: If you had to move out temporarily

Typical compensation ranges:

• Minor issues: £500 - £2,000
• Moderate disrepair: £2,000 - £8,000
• Severe disrepair: £8,000 - £25,000
• Extreme cases: £25,000+

Yes, you may be entitled to rent refunds if:

• The disrepair makes part or all of your property unusable
• You've had to live in significantly reduced circumstances
• The landlord failed to carry out repairs promptly
• You had to pay for alternative accommodation

Rent refund calculations consider:

• Percentage of property affected
• Severity of the problem
• Duration of the disrepair
• Your full monthly rent amount

Typical rent reductions range from 10% to 50% of your rent, depending on the impact of the disrepair.

You can claim compensation for:

• General damages: Pain, suffering, and inconvenience caused
• Special damages: Out-of-pocket expenses including:
  • Medical expenses and treatment costs
  • Replacement of damaged belongings
  • Alternative accommodation costs
  • Professional reports and surveys
  • Increased heating or electricity bills
  • Decorating costs after repairs
• Rent reductions: Refunds for periods when the property was uninhabitable
• Legal costs: Solicitor fees (usually in successful cases)

Keep all receipts and documentation for expenses you want to claim.

Most housing disrepair compensation is tax-free, including:

• Compensation for personal injury and suffering
• Compensation for inconvenience and distress
• Rent refunds and property-related compensation

However, some compensation may be taxable:

• Compensation for lost earnings (if you couldn't work)
• Interest payments on compensation awards

While you can make a claim yourself, having a solicitor is recommended because:

• Expertise: They understand housing law and procedures
• Evidence gathering: They know what evidence is needed
• Negotiation: They can negotiate better settlements
• Court representation: They represent you in court if needed
• No win, no fee: Most work on conditional fee agreements
• Higher compensation: Usually achieve better outcomes

Most housing disrepair solicitors work on a "no win, no fee" basis, meaning you only pay if your claim is successful.

"No win, no fee" (Conditional Fee Agreement) means:

• No upfront costs: You pay nothing to start your claim
• No success fee: If you lose, you pay nothing
• Success fee: If you win, a percentage of your compensation goes to the solicitor
• After-the-event insurance: Often included to cover other costs

Typical success fees are 25% of your compensation, but this varies. Always get the exact terms in writing before proceeding.

If your claim goes to court:

• Preparation: Your solicitor prepares all evidence and witness statements
• Exchange: Both sides share evidence with each other
• Settlement talks: Most cases settle before the court date
• Court hearing: If no settlement, the case goes before a judge
• Decision: The judge decides based on evidence presented
• Compensation: If you win, the court awards appropriate compensation

Most housing disrepair claims (around 90%) settle before reaching court. Going to court usually takes 12-18 months from starting the claim.

No, it's illegal for landlords to evict you for making a legitimate housing disrepair claim. This is called "retaliatory eviction" and is prohibited by law.

Protection includes:

• You can't be served a Section 21 notice after complaining about disrepair
• Landlords can't end your tenancy because you reported problems
• You're protected for 6 months after making a complaint
• Courts can award additional compensation for retaliatory eviction

If your landlord tries to evict you after you report disrepair, seek legal advice immediately. You may have grounds for additional claims.

Strong evidence is crucial for a successful claim. You should gather:

• Photographs and videos: Date-stamped images of the disrepair
• Written communications: Emails, letters, and text messages to your landlord
• Repair requests: Copies of all formal repair requests
• Diary entries: Daily records of how the disrepair affects you
• Medical evidence: Doctor's notes if your health is affected
• Professional reports: Surveyor or environmental health reports
• Receipts: For any expenses incurred due to the disrepair
• Witness statements: From family, friends, or neighbors

Yes, a professional surveyor's report is highly valuable because:

• Expert evidence: Provides authoritative assessment of the disrepair
• Repair specifications: Details exactly what needs fixing
• Cost estimates: Provides professional repair cost estimates
• Court credibility: Judges give significant weight to expert reports
• Strengthens claim: Increases your chances of success and higher compensation

Costs typically range from £300-£800 for a detailed report. Many solicitors can arrange this and may include the cost in your claim.

To document health impacts:

• See your GP: Get medical records of any related conditions
• Keep a health diary: Record symptoms, doctor visits, and medication
• Photograph conditions: Show rashes, breathing difficulties, etc.
• Get specialist reports: Consider environmental health or occupational health assessments
• Document medication: Keep records of prescriptions and treatments
• Record missed work: Note any days off due to health issues

Common health impacts from housing disrepair include respiratory problems, skin conditions, stress, and sleep disorders.

To prove you reported the issues:

• Send everything in writing: Email or post with proof of delivery
• Keep copies: Save all communications and responses
• Use recorded delivery: For important letters
• Follow up verbally: Make notes of phone conversations
• Get witness confirmation: Have someone else present when reporting issues
• Contact environmental health: They can document that you've reported problems

If you only reported issues verbally, send a follow-up email confirming what was discussed and when.

Emergency repairs are issues that:

• Threaten health and safety: Gas leaks, dangerous electrics, structural collapse
• Cause extreme discomfort: No heating in winter, no water supply
• Risk significant damage: Major leaks, burst pipes, roof collapse
• Compromise security: Broken locks, smashed windows, insecure doors
• Affect vulnerable occupants: Issues affecting elderly, disabled, or children

Examples include:

• Complete heating failure in winter months
• Burst pipes causing flooding
• Gas leaks or carbon monoxide risks
• Dangerous electrical faults
• Broken toilets in properties with only one bathroom
• Roof collapse or major structural damage

Emergency repairs should be addressed:

• Life-threatening emergencies: Within 2-4 hours (gas leaks, electrical fires)
• Urgent emergencies: Within 24 hours (no heating, major leaks, security issues)
• Serious problems: Within 48 hours (broken boiler in winter, blocked drains)

Your landlord should provide:

• 24-hour emergency contact number
• Arrangements for out-of-hours repairs
• Alternative accommodation if needed
• Temporary solutions while permanent repairs are arranged

If your landlord doesn't respond to emergencies, contact environmental health or your local council immediately.

Yes, but only in genuine emergencies and with proper precautions:

• Genuine emergency only: Must be immediately dangerous
• Attempt to contact landlord: Try all contact methods first
• Use reasonable contractors: Don't use emergency rates unnecessarily
• Get multiple quotes: If possible, for expensive repairs
• Keep all receipts: Document all costs
• Inform landlord afterwards: Send immediate written notification

Your landlord should reimburse reasonable costs, but may dispute excessive charges.

If emergency disrepair makes your home uninhabitable:

• Contact your landlord immediately: They must arrange alternative accommodation
• Document everything: Take photos before leaving
• Keep receipts: For hotel costs, storage, meals, etc.
• Minimize costs: Choose reasonable accommodation options
• Stay in contact: Keep your landlord updated on your situation
• Know your rights: You shouldn't have to pay for alternative housing

Your landlord should cover reasonable costs including:

• Hotel or temporary accommodation
• Additional food costs if you can't cook
• Storage for your belongings
• Transport costs if you're displaced far from home