Islington Council pays £2,429 and agrees repairs two months after letter of claim
Our client, an Islington Council tenant, lived with an ongoing water leak that left the bedroom ceiling structurally unstable. The home was also affected by damp, and our client could not fully use the bedroom.
The problem had been reported to the council for between six and twelve months. The reports went unanswered, and no works were attempted.
Our client instructed Antony Hodari Solicitors in June 2026 on a no win, no fee basis, and we sent a letter of claim in July 2026. The council's own surveyor then inspected the home and confirmed the disrepair.
The claim settled in September 2026, about two months after the letter of claim, without Court proceedings. Islington Council agreed to carry out repair works within 120 days and to pay our client £2,429 in damages and their legal costs.
Case at a glance
What problems had our client reported?
Our client reported an ongoing water leak into the home. The leak affected the bedroom ceiling, which became structurally unstable.
Because of the condition of the ceiling, our client was unable to make full use of the bedroom. The home was also affected by damp.
Our client, an older tenant living alone, had been reporting the problem for between six and twelve months by the time they contacted us.
Why did the problem persist?
The problem persisted because the council did not respond to our client's reports. No repair works were attempted before we became involved.
Where a landlord does not respond to reports of disrepair, a tenant may need to take formal steps to have the repairs carried out. For a social housing tenant, that usually starts with a letter of claim.
What did Antony Hodari Solicitors do?
We sent a letter of claim in July 2026 under the Pre-Action Protocol for Housing Conditions Claims, setting out the disrepair and asking the council to carry out repairs.
The council arranged an inspection by its own surveyor. The surveyor's report identified all of the disrepair listed in our letter of claim and recommended the works needed. It is the kind of expert evidence a disrepair claim usually depends on.
We considered whether to instruct our own surveyor as well. The council's report covered every item we had raised, and its recommendations were thorough. We decided there was no benefit in a second report and agreed the claim on the basis of the council's report.
How did the claim settle?
The claim settled in September 2026 by Calderbank offer, about two months after the letter of claim was sent. Court proceedings were not needed.
Islington Council agreed to carry out repair works within 120 days and to pay our client £2,429 in damages and their legal costs.
Is my landlord responsible for a leak and a damaged ceiling?
Under section 11 of the Landlord and Tenant Act 1985, a landlord must keep the structure and exterior of the home in repair. The same duty covers the installations for the supply of water and for sanitation. Ceilings and plaster are generally treated as part of the structure, and many leaks come from parts of the building the landlord must repair. Liability depends on the tenancy, the cause of the defect, notice to the landlord, a reasonable time to repair and the landlord's response.
In this case, the council's own surveyor identified the disrepair and recommended works.
Do I need my own surveyor if my landlord's surveyor agrees?
Not always. Expert evidence is usually needed to show what is wrong and what works are required. Where the landlord's own surveyor identifies all of the disrepair and recommends suitable works, a claim may be agreed on the basis of that report. Every case depends on its facts.
Here, the council's report covered every item in our letter of claim, so we agreed the claim on that basis.
What is a Calderbank offer?
A Calderbank offer is a written offer to settle made "without prejudice save as to costs". It cannot be shown to the Court while the claim is being decided, but it can be relied on afterwards when the Court decides who should pay the costs. It is often used to settle housing disrepair claims before Court proceedings are issued.
This claim settled by Calderbank offer in September 2026.
How long does a housing disrepair claim take?
It depends on the defects, the landlord's response and whether Court proceedings are needed. The Pre-Action Protocol sets timescales for the landlord to respond to a letter of claim and for any inspection, and many claims settle at that stage.
This claim settled about two months after the letter of claim, without proceedings.
How much compensation can I get for a leak?
Whether compensation is recoverable, and how much, depends on the defects, how long they continued after the landlord had notice and the effect on the tenant. No amount is typical, and the repairs are often the most important part of the outcome.
In this case, the settlement included repairs within 120 days as well as damages and legal costs.
Related case studies
Has your landlord ignored a leak in your home?
Some tenants report a leak and hear nothing back. If you are a social housing tenant in England in that position, Antony Hodari Solicitors can assess whether you may have a claim.
We act on a no win, no fee basis in eligible housing disrepair cases, and you can read more of our case studies to see how similar matters have concluded.
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