What are landlords legally required to repair?

Under the Landlord and Tenant Act 1985 (Section 11) and the Homes (Fitness for Human Habitation) Act 2018, landlords must keep the structure and exterior, installations for water/gas/electricity/heating, and sanitary fittings in good repair. This covers roofs, gutters, drains, walls, boilers, radiators, baths, sinks, and toilets. Cosmetic issues are generally not covered.

How much compensation can I get for housing disrepair?

Compensation is typically calculated as a percentage rent reduction for the period the disrepair continued, usually 25–50% of your monthly rent for serious issues (e.g. no heating in winter), and 10–25% for less severe problems. You can also claim for inconvenience, distress, and any damaged possessions (special damages). Typical claims range from a few hundred pounds to several thousand pounds.

Do I need to have reported the disrepair to my landlord?

Yes. Your landlord is only liable from the point they had knowledge of the disrepair. You must have reported the problem in writing (ideally email or letter) and given a reasonable time for repair. If you have not yet reported it, do so immediately, and keep a copy of all correspondence, along with dated photographs of the defects.

What is the time limit for a housing disrepair claim?

The standard limitation period is 6 years from the date the disrepair started (or 3 years if there is a personal injury element to the claim). Claims must be brought in the county court. Housing disrepair claims are not covered by the whiplash or personal injury no-win, no-fee portal, specialist housing solicitors typically take these cases on a no win, no fee basis.

Can I make a housing disrepair claim against a council or housing association?

Yes. Social landlords: councils and housing associations, are subject to the same legal obligations as private landlords under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018. Many housing disrepair claims are made against social landlords. You do not need to exhaust the landlord's internal complaints procedure before making a claim, though it may help evidence the landlord's knowledge.

Updated 1 May 2026

Housing Disrepair Calculator · Free UK Compensation Guide 2026

Estimate the rent reduction compensation you may be owed for your landlord's failure to repair, plus damages for inconvenience and damaged belongings.

✓ Free to use✓ Rent reduction formula✓ General + special damages✓ Instant estimate

Housing Disrepair Calculator

Enter rent, months of disrepair, and severity, compensation estimate appears instantly

Monthly rent (£)

Months of disrepair

Disrepair severity

Damaged belongings (£)

Estimated total compensation

£1,700.00 – £2,700.00

Rent reduction: 25% × 6 months = £1,200.00 + distress + belongings

Monthly rent

£800.00

Reduction percentage

25%

Months of disrepair

General damages (rent reduction)

£1,200.00

Inconvenience / distress (est.)

£500.00–£1,500.00

Damaged belongings

£0.00

Total estimated (low–high)

£1,700.00 – £2,700.00

Estimates only. Distress damages vary significantly by case. Report disrepair to your landlord in writing before claiming. This is not legal advice, seek specialist housing law advice.

How Housing Disrepair Compensation is Calculated

Quick Answer: Housing disrepair compensation = monthly rent × reduction % × number of months, plus damages for inconvenience and distress. For a tenant paying £800/month with serious disrepair (boiler failure) for 6 months at a 40% reduction: £800 × 40% × 6 = £1,920 in general damages, plus distress.

What Can You Claim?

A housing disrepair claim can include: (1) General damages, a percentage reduction on your rent for the period the property was below the required standard; (2) Inconvenience and distress damages, typically £500–£3,000 depending on severity; and (3) Special damages: reimbursement for damaged belongings, additional heating costs, or other out-of-pocket losses caused by the disrepair.

Formula

General damages = Monthly rent × reduction % × months of disrepair

e.g. £800/month × 40% × 6 months = £1,920

Worked Example, £800/month rent, boiler failure, 6 months

Monthly rent£800

Disrepair reduction40%

Months of disrepair6 months

General damages (rent reduction)£1,920

Inconvenience / distress£500–£1,500

Damaged belongings (est.)£0–£500

Total estimate: £2,420–£3,920. Actual awards depend on evidence, severity, and the judge's discretion.

Frequently Asked Questions

A housing disrepair claim is made by a tenant when their landlord (private, housing association, or council) has failed to repair or maintain the property in a reasonable time after being notified. Compensation can include a rent reduction (general damages) for the period of disrepair, damages for inconvenience and distress, and special damages for damaged belongings or personal injury caused by the disrepair.