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General information only — not legal advice. Published by Edward & Amaury Solicitors, solicitors regulated by the SRA (no. 800525). How that affects what you read.

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Private Landlord Repairs Claims

England & WalesLast reviewed 18 September 2026

A private landlord must keep the structure, exterior and key installations in repair and ensure the home is fit for human habitation. If they fail after being told, you can claim in the county court for repairs and compensation without waiting for the council to act.

The Landlord's Duties

For most tenancies, section 11 of the Landlord and Tenant Act 1985 requires the landlord to keep in repair the structure and exterior and the installations for water, gas, electricity, sanitation, space heating and hot water. Section 9A, introduced by the Homes (Fitness for Human Habitation) Act 2018, adds a duty that the home is fit to live in.

Steps to Take

Direct Answer: Report each defect in writing, keep copies, give a reasonable time, and if the landlord does not act, send a letter of claim under the Pre-Action Protocol for Housing Conditions Claims.

Photograph the problem and keep a diary of how it affects you. The protocol gives the landlord a chance to respond, arrange a joint inspection and carry out the repairs. If not resolved, a claim can be issued in the county court. Local authority environmental health can also serve notices for serious hazards, which is a separate route.

Protection From Retaliation

Tenants worry that a complaint will lead to eviction. The Renters' Rights Act 2025 strengthens tenants' position in the private rented sector, including changes to how possession can be sought, but specific protections and their start dates should be checked against the current position or with an adviser.

Frequently Asked Questions

What repairs is a private landlord responsible for?

The structure and exterior, and the installations for water, gas, electricity, sanitation, heating and hot water, plus a duty to ensure the home is fit to live in. Decoration and damage caused by the tenant are generally not covered.

Can I make a claim without going to the council?

Yes. Since 2018 a tenant can sue directly for a home unfit for habitation without relying on the council to act.

What compensation can I get?

Compensation for the disrepair period, damaged belongings and extra costs, plus any illness with medical evidence, and often an order that the landlord carry out the repairs.

Does Awaab's Law apply to my landlord?

Not yet if the landlord is private. It applies to social landlords, though the Renters' Rights Act 2025 provides the framework to extend it later.

How long do I have to bring a disrepair claim?

A claim for breach of the landlord's repairing obligations is a contract-based claim with a six-year limit, but you should not wait, because the problem usually gets worse and you can only recover for the period you have suffered it. If the disrepair injured your health, a personal injury claim has a three-year limit from when you knew the illness was caused by the conditions.

Can I make a housing disrepair claim on a no win no fee basis?

Often, yes. Many solicitors take disrepair claims on a Conditional Fee Agreement, and the landlord can be ordered to pay a large part of your legal costs if you win. Because a claim can also force repairs to be done, ask whether they can seek an order for the work as well as compensation.

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Awaab's Law Explained

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Claims by social housing tenants

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What Is No Win No Fee?

How CFAs work in England and Wales

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Where this applies: This page covers England and Wales. The rules in Scotland and Northern Ireland are different.

Sources for this page

Every rule stated above is based on the primary sources below. Each link goes to the legislation, court rule or regulator itself so you can check it. Last verified 18 September 2026.

  1. Courts and Legal Services Act 1990, s.58 (conditional fee agreements)

    The provision that makes CFAs lawful and enforceable. CFAs derive from this section, not from LASPO.

  2. Conditional Fee Agreements Order 2013, arts. 4–5 · in force from 1 April 2013

    Art. 4 caps the success fee at 100% of base costs. Art. 5 caps what may be taken from damages in personal injury at 25% of PSLA plus past pecuniary loss, net of CRU, at first instance.

  3. Civil Procedure Rules, Part 44 (incl. rr.44.13–44.17, QOCS)

    Qualified one-way costs shifting and its exceptions. Rule 44.14 was amended with effect from 6 April 2023.

  4. Landlord and Tenant Act 1985, s.11 (repairing obligations)

    In short lettings, the landlord must keep in repair the structure and exterior and installations for water, gas, electricity, sanitation, heating and hot water. The duty generally bites once the landlord has notice of the defect.

  5. Landlord and Tenant Act 1985, s.9A (fitness for human habitation)

    Inserted by the Homes (Fitness for Human Habitation) Act 2018: a landlord must ensure a home is fit for human habitation at the start of, and throughout, the tenancy. Tenants can sue directly in the county court.

  6. Pre-Action Protocol for Housing Conditions Claims (England)

    Sets the steps a tenant and landlord should follow before court: a letter of claim, the landlord's response, a joint inspection by an expert and a chance to settle or complete repairs.

  7. Renters' Rights Act 2025

    Provides the framework to extend Awaab's Law and a decent homes standard to the private rented sector, but that extension needs separate regulations and, at the time of checking, had no confirmed start date.

  8. Limitation Act 1980, s.5 (actions founded on simple contract)

    Six years for a claim founded on contract, which is the usual limit for a tenant's claim for breach of the landlord's repairing obligations, separate from the three-year limit for any personal injury claim.

Who wrote and checked this page

Written and published by
Edward & Amaury Solicitors (Edward & Amaury Ltd, company no. 12195443), regulated by the Solicitors Regulation Authority under no. 800525.
Legal review
Checked for England & Wales by Edward & Amaury Solicitors — Solicitors regulated by the SRA (no. 800525) (verify on the regulator’s register).Review is recorded against the firm. The individual reviewer is not named on this page.
Review dates
Last reviewed 18 September 2026. Next review due 18 March 2027.

Fee rules change. California’s medical malpractice fee limits changed on 1 January 2023, and the QOCS rules in England and Wales changed on 6 April 2023. If you spot something out of date, tell us — we publish corrections.

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Where this applies: This page covers England and Wales. The rules in Scotland and Northern Ireland are different.

Sources for this page

Every rule stated above is based on the primary sources below. Each link goes to the legislation, court rule or regulator itself so you can check it. Last verified 2 August 2026.

  1. Courts and Legal Services Act 1990, s.58 (conditional fee agreements)

    The provision that makes CFAs lawful and enforceable. CFAs derive from this section, not from LASPO.

  2. Conditional Fee Agreements Order 2013, arts. 4–5 · in force from 1 April 2013

    Art. 4 caps the success fee at 100% of base costs. Art. 5 caps what may be taken from damages in personal injury at 25% of PSLA plus past pecuniary loss, net of CRU, at first instance.

  3. Legal Aid, Sentencing and Punishment of Offenders Act 2012, ss.44–46 · in force from 1 April 2013

    Ended recoverability of success fees and ATE premiums from the losing party. Did not create or regulate CFAs.

  4. Civil Procedure Rules, Part 44 (incl. rr.44.13–44.17, QOCS)

    Qualified one-way costs shifting and its exceptions. Rule 44.14 was amended with effect from 6 April 2023.

Who wrote and checked this page

Written and published by
Edward & Amaury Solicitors (Edward & Amaury Ltd, company no. 12195443), regulated by the Solicitors Regulation Authority under no. 800525.
Legal review
This page has not yet been through independent legal review. It is written from the primary sources listed below, which you can check directly.
Review dates
Last reviewed 2 August 2026. Next review due 2 February 2027.

Fee rules change. California’s medical malpractice fee limits changed on 1 January 2023, and the QOCS rules in England and Wales changed on 6 April 2023. If you spot something out of date, tell us — we publish corrections.