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Letter of claim for housing disrepair under the pre-action protocol (England)
England · in English · for tenants
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For a private tenant in England whose landlord has not carried out repairs after being told. It follows the Pre-Action Protocol for Housing Conditions Claims (England): it lists the defects and when they were reported, the effect on your health and belongings, asks for the documents the protocol names and proposes a single joint expert. The landlord should reply within 20 working days of receiving it, saying whether liability is accepted and what works will be done when. If repairs and compensation are not agreed, the next step is a claim in the County Court.
- Made for use in England
- Last updated October 28, 2026
- Document in English
Where a UK document reproduces the words of legislation or of a government publication — UK, Scottish or Northern Irish — it contains public sector information licensed under the Open Government Licence v3.0.
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When to use this document
- You reported damp and mould to your landlord in England months ago and nothing has been fixed.
- Mould has ruined your furniture and clothes and you want the landlord to pay.
- Your landlord keeps promising to come and never does the repairs.
- You want the formal letter that comes before a housing disrepair claim.
What you fill in
The details the document asks for.
- Tenant
- Tenant's address
- Town or city
- Tenant's postcode
- Date
- Landlord
- Landlord's address
- Landlord's postcode
- The repairs needed, room by room, and when each problem began
- When and how you reported the problems, and any reply
- Damage to belongings, extra costs and effect on health (optional)
- When you can give access for an inspection or repairs (optional)
Common questions
- What must a landlord do after receiving a disrepair letter of claim in England?
- Under the protocol, reply within 20 working days of receiving it — it is treated as received two days after its date — saying whether liability is accepted, what works will be done and when, sending the documents asked for and answering the proposal on an expert. A court can take into account, in costs, a party who ignored the protocol.
- Is a tenant’s housing disrepair claim in England a small claim?
- Only if the repairs cost £1,000 or less and the other damages are also £1,000 or less; above that, it goes to a higher track, where the legal costs of the winning side can usually be recovered. Shelter and Citizens Advice give free help, and some tenants qualify for legal aid where the condition seriously risks their health.
- Should I report the repairs before sending a disrepair letter of claim?
- Yes. A landlord’s duty to repair runs from when they know of the problem, so report it first in writing and allow a reasonable time; send this letter when the repairs are still not done. Keep copies of every report, email and photo, and list them in the letter — they are the history the protocol asks for.
How you can sign this document
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