You may be able to claim compensation
If a roof leak has been reported and not properly fixed, you may be able to claim repairs and compensation from your council or housing association.
Leaking roof compensation claims for council and housing association tenants
If you rent from a council or housing association and a roof leak has been reported but not properly fixed, you may be able to make a leaking roof compensation claim for repairs and compensation. Here is what to look for, what your landlord must do, and how a shared roof can affect a claim.
Leaking roof at a glance
The roof is usually your landlord's job
Council and housing association landlords must keep the structure and exterior in repair, including the roof, gutters and drainpipes.
Small leaks become big ones
Water travels and soaks into insulation and plaster. Reporting early stops the damage growing.
Safety comes first
Water near lights or sockets, or a bulging ceiling, is urgent. Keep clear and call your landlord's emergency repairs line.
Signs of a roof leak inside your home
A leaking roof does not always drip. Ceiling leaks often start as a stain, and the signs can appear well away from the roof itself.
Brown or yellow stains on the ceiling
Often rings that grow after rain. Water has been passing through repeatedly.
Bubbling, peeling or blistered paint
Moisture is trapped behind the surface of the plaster or paint.
A sagging or bulging ceiling
Water may be pooling above. It can collapse. Keep clear and call emergency repairs.
Drips or running water
An active leak. Note where it appears, and when: after rain, or in certain winds.
Damp patches that get worse after rain
This points to water coming in from outside, rather than condensation.
Mould on ceilings or top-floor walls
Often the result of ongoing moisture from a leak above.
A musty smell in top-floor rooms
Often noticed before any stain appears.
Water around light fittings
A safety risk. Do not use the fitting, and tell your landlord it is an electrical hazard.
Wet or stained loft insulation
If you have safe access to the loft hatch, look from the hatch. Never step between joists.
What you can see from outside
You can often spot roof problems from the ground. Use binoculars or your phone camera zoom, and take dated photos.
- Ridge and hip tiles
Cracked, slipped or missing. - Tiles or slates
Gaps, slipped or cracked pieces, or heavy moss. - Chimney and flashing
Loose or lifted metal, or crumbling pointing. - Gutters and downpipes
Overflowing, sagging, blocked, or plants growing in them. - Flat roofs
Pooling water, blistered or cracked felt, torn edges. - Walls below the roof
Dark streaks or damp from overflows and leaking downpipes.
Living with a leaking roof that has not been fixed?
Find out in minutes if you could claim compensation for a leaking roof. It costs you nothing to check.
We are a claims management company, not a law firm. You don't have to use us: you can complain to your landlord, then the relevant ombudsman*.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
Water ingress: how rain gets into your home
Water ingress is the technical term for water getting into a building. In a roof, it usually comes down to one of a few causes.
Worn, cracked or slipped tiles and slates
Failed flashing around chimneys, vents or skylights
Blocked, broken or overflowing gutters
Flat roof membranes that have cracked or blistered
Roof windows and vents with failed seals
Poor or temporary previous repairs
Storm damage that was never put right
Age and lack of regular maintenance
The stain isn't always under the hole
Water runs along rafters and felt before it drops. A stain can appear metres from where the water gets in.
Leaks depend on the weather
Some only show in wind-driven rain from one direction, or after long wet spells. That makes them easy to dismiss, so keep a log.
A patch is not a repair
Temporary fixes treat the symptom. If the leak returns after each storm, ask for the cause to be found and put right.
What to do while it is leaking
Do now
Contain the water
Use buckets and towels, and move furniture and valuables out of the way.
Protect electrics
If water is near lights, sockets or the consumer unit, do not use them. Tell your landlord it is an electrical safety risk.
Call your landlord's emergency line
Ask for a reference number, and what timescale applies.
Record it
Photograph and video the leak, the stain and the buckets. Note the date and the weather.
Keep receipts
For anything you buy to deal with the leak.
Do not
Don't go on the roof
Do not climb up or use a ladder to inspect or patch it.
Don't poke a bulging ceiling
Keep clear and call emergency repairs.
Don't paint over stains
Photograph them first, and wait until the source is fixed.
Don't ignore small leaks
They tend to get worse, and the damage spreads.
Don't stop paying rent
Report and complain instead, and keep to your tenancy terms.
The impact of a roof leak
A leaking roof affects more than the ceiling.
Safety
Water near electrics is dangerous, and a wet ceiling can collapse.
Damp and mould afterwards
Ongoing moisture often leads to mould on ceilings and walls, and it can affect health.
See our damp and mould guide.
Damaged belongings
Furniture, carpets, bedding and electricals can be ruined by water.
Wasted insulation, higher bills
Wet insulation stops working properly, so the home gets colder and can cost more to heat.
Rooms you cannot use
A bedroom or living room can become unusable, which affects sleep and family life.
Stress and worry
Every rainstorm becomes a worry, especially with children or health conditions in the home.
What your landlord must do
These duties apply to your tenancy automatically. Your landlord cannot contract out of them.
Landlord and Tenant Act 1985
Section 11 covers the structure and exterior, and installations for water, gas, electricity, sanitation, and space and water heating.
Read the guideHomes (Fitness for Human Habitation) Act 2018
Your home must be fit to live in, including being free from serious damp, mould, leaks, and heating failures.
Read the guideAwaab's Law (England)
Social landlords in England must meet strict time limits to investigate and fix certain hazards, including damp and mould.
Read the guideWhat a proper fix looks like
- Investigates the actual cause, not an assumption
- Carries out lasting repairs to the building, not cosmetic cover-ups
- Dries out and redecorates where needed after the source is fixed
- Follows up to check the problem has not come back
Roof leak in a council house or housing association home: claiming compensation
Council and housing association landlords owe the same core repair duties. The route for complaining differs slightly, depending on who your landlord is.
Roof leak in a council house: claiming from your council
If you rent from your council, or from an organisation it has set up to manage its homes, that landlord owes the repair duties above. Follow its complaints process first, then take it to the relevant ombudsman*. Your tenancy agreement names your landlord.
Roof leak in a housing association home: claiming from your housing association
Housing association tenants have the same core repair rights, whether the landlord is a large national association or a small local one. Complain to your housing association first, then take it to the relevant ombudsman*.
Not sure who your landlord is? We can help check.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
Evidence that helps
- Dated photos and videos of stains, drips, and damaged ceilings
- Photos of the roof or gutters from the ground if safe
- A leak log with dates and weather conditions
- A pencil line around growing stains to show spread
- Emails, letters, or repair visit notes
- Receipts for damaged belongings or drying equipment
- GP letters if damp afterwards affected your health
Leaking roof compensation claim: what could it include?
Water ingress compensation is not a fixed amount. It depends on how long the leak went on, how serious it was, how it affected you, and the evidence. There are no guarantees.
Repairs
Fixing the roof, flashing, gutters, ceilings, and plaster once the source is found.
Loss of use and daily life
Bedrooms or living rooms you could not use while the leak continued.
Belongings and extra costs
Ruined furniture or electronics, and costs of drying out or replacing items.
Health impact
Stress, sleep loss, or illness linked to damp and mould that followed the leak.
How to make a leaking roof compensation claim
- 1
Report the leak
In writing, with photos of stains or drips and a description of when it worsens in rain.
- 2
Keep a leak log
Note dates, weather, and where water appeared. It helps show the link to the roof.
- 3
Make a formal complaint
Use your landlord's complaints process if nothing meaningful happens.
- 4
Go to the relevant ombudsman*
If your landlord has not resolved the complaint, the ombudsman service is free.
- 5
Find out whether you could make a claim
A free check takes a few minutes and costs you nothing.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
Living with a leaking roof that has not been fixed?
Find out in minutes if you could claim compensation for a leaking roof. It costs you nothing to check.
We are a claims management company, not a law firm. You don't have to use us: you can complain to your landlord, then the relevant ombudsman*.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
Who can make a claim?
You may be able to claim if:
- You rent your home from a council or housing association
- You've reported the problem and they've had a fair chance to fix it
- It has affected your health, safety or quality of life
- The problems are ongoing, or repairs came too late
You may not be able to claim if:
- You own your home, even part of it (such as shared ownership)
- You rent from a private landlord as your repair rights may be different
- You haven't reported the problem to your landlord yet
- You have moved out of the affected property
Not sure who your landlord is? We can help check.
How it works
Tell us what's wrong
Answer a few quick questions about your home and what you've already reported.
What evidence helps your claimWe review your details
We review what you tell us to see if a solicitor may be able to help.
A solicitor takes over
If it looks suitable, we refer you to a specialist solicitor, who explains what happens next.
If your case is referred to a solicitor, we receive a referral fee from them. This is not charged to you.
Leaking roof: common questions
Related
Other types of disrepair
Damp and mouldLeaking roofHeating and hot waterLeaks and water damageFaulty electricsStructural problemsPests and infestationsBroken windows, doors or locks
Guides
Landlord responsibilitiesLandlord and Tenant Act 1985Awaab's Law (England)Housing disrepair in WalesWhat evidence do you need?Seasonal housing issuesDealing with stress
About this guide
This is general information, not legal advice. Government guidance, Housing Ombudsman reports, and Awaab's Law guidance may be updated. Check the date on linked resources.
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Remember
You don't have to use a claims management company. There is no guarantee that using a claims management company will make your claim quicker or get you a better outcome. You can complain to your landlord, then the relevant ombudsman*, for free.
*England: Housing Ombudsman. Wales: Public Services Ombudsman