Housing Disrepair Claim Solicitors

Last reviewed: August 2026

A housing disrepair claim arises when a landlord fails to repair or maintain a rented property and that failure causes damage to the tenant’s belongings, injury to health, or a loss of enjoyment of the property. In England and Wales, landlords of residential properties let for less than seven years owe repairing obligations under Section 11 of the Landlord and Tenant Act 1985, which requires them to keep the structure and exterior in repair, and to maintain installations for water, gas, electricity, heating, and sanitation. The Homes (Fitness for Human Habitation) Act 2018 extended the obligation further, requiring that a property is fit for human habitation at the start of the tenancy and throughout. The fitness standard is assessed by reference to the matters and circumstances set out in that Act, including damp, mould, and structural instability, having regard to the prescribed hazards under the Housing Health and Safety Rating System, which was reduced from 29 to 21 hazard categories with effect from 23rd June 2026.

The Renters’ Rights Act 2025 brings significant further changes affecting the private rented sector in England. The Decent Homes Standard is being extended to private rented homes. Awaab’s Law, which was previously limited to social housing, is also being extended to the private rented sector, requiring landlords to investigate and fix serious health hazards within specified timeframes once they receive notice of the problem. These provisions are being phased in; the precise timescales for the Awaab’s Law extension to private tenancies are subject to secondary legislation. We advise on the obligations that are currently in force and on the position as further provisions take effect.

At Law Lane Solicitors, we act for tenants in housing disrepair claims from our offices in Stratford, High Holborn, and Croydon. We were founded in 2015 and are regulated by the Solicitors Regulation Authority. Our reviews show a 4.95 rating from over 1,200 reviews.

What does our housing disrepair service cover?

Housing disrepair claims involve a range of repairing obligations and remedies. Our team advises and acts on the following:

• Breach of the repairing covenant under Section 11 of the Landlord and Tenant Act 1985, including damp and penetrating moisture, defective roofing, faulty windows and doors, and failed heating systems.
• Fitness for human habitation claims under the Homes (Fitness for Human Habitation) Act 2018, including serious damp and mould, structural hazards, pest infestation, and inadequate ventilation.
• Claims for personal injury caused by disrepair, including respiratory illness linked to damp and mould, injuries from falls caused by defective flooring or stairs, and illness attributable to inadequate heating.
• Claims for damage to belongings, including clothing, furniture, and electrical equipment damaged by damp, leaks, or vermin infestation.
• General damages for inconvenience, distress, and loss of enjoyment arising from living in a property in a state of disrepair.
• Emergency injunctions requiring a landlord to carry out urgent repairs within a specified period, particularly where there is an ongoing risk to health and safety.
• Pre-action correspondence under the Pre-Action Protocol for Housing Disrepair Cases, including notification letters, inspection reports, and expert evidence.
• Defence of rent withholding disputes, where a tenant has withheld rent in response to disrepair and the landlord brings arrears proceedings.
• Awaab’s Law compliance advice as private rented sector obligations come into force under the Renters’ Rights Act 2025, including the timeframes for investigating and remedying serious health hazards.

Why choose Law Lane for housing disrepair claims?

Housing disrepair claims succeed or fail on the quality of the evidence. The condition of the property at the relevant time, when the landlord received notice of the defect, and what steps were or were not taken in response are the central factual questions. We work with experienced surveyors and medical experts to build cases that meet the evidential standard required, and we advise at the outset on what evidence needs to be gathered before it is lost.

The Pre-Action Protocol for Housing Disrepair Cases requires the parties to follow a structured process before proceedings are issued, including inspection of the property and an opportunity for the landlord to carry out repairs. We manage the pre-action process on behalf of tenants, ensuring all procedural requirements are met and that the landlord’s failure to respond, or inadequate response, is clearly documented.

Where a landlord fails to act despite notice and the tenant’s health or safety is at ongoing risk, an injunction can compel repairs within a defined timetable. Our solicitor-advocates can attend emergency hearings to secure urgent court orders where the situation demands it.

Get in touch

Our housing team advises tenants in disrepair claims across England and Wales. If your landlord has failed to repair your home, you have legal rights and we can help you enforce them.

Phone: 020 7870 4870 or email: info@lawlanesolicitors.co.uk