Five questions for the tenant. Back comes an estimated range: a share of the rent for the time the landlord was in breach, plus an allowance for damaged belongings.
Set up for rented homes in England. Wales has its own regime under the Renting Homes (Wales) Act 2016.
Photos: engin akyurt, Brett Jordan and Hydra 4x on Unsplash
Five questions about your home. You’ll see an estimated range, how we worked it out, and your options, including free ones.
Tick everything that applies.
Think about the effect on daily life, not only the repair itself.
Count from when your landlord knew about it, usually when you first reported it.
This changes which free complaint routes are open to you.
A rough figure is fine.
Answer the questions above to see your estimate.
An indicative range based on your answers, not a guarantee. The outcome turns on the evidence, especially what your landlord knew and when.
A solicitor will look at your evidence, tell you whether you have a claim and explain how it could be funded.
In a live calculator, this button opens the firm’s own claim form.
Courts commonly value the discomfort and inconvenience of living with disrepair as a share of the rent for the period the landlord was in breach (Wallace v Manchester City Council (1998) 30 HLR 1111; English Churches Housing Group v Shine [2004] EWCA Civ 434). We apply 10–25% of rent for moderate problems, 25–50% for serious ones and 50–100% where the home was barely liveable. Where three or four separate problems overlap, the top of the band rises by 5 points. With five or more, the bottom rises by 5 and the top by 10, capped at 100%. Damp and mould count as one.
General damages then carry the 10% Simmons v Castle uplift, which the Court of Appeal confirmed applies to disrepair claims in Khan v Mehmood [2022] EWCA Civ 791.
We then add an allowance for damaged belongings and extra costs (£300, £800 or £2,000 at the low end by severity, with the top end rising 25% for each separate problem), such as higher heating bills or replacing mouldy clothes. In a real claim these need receipts or other proof.
The landlord is usually liable from when it was told about the problem and had a reasonable time to fix it. Claims for breach of a tenancy agreement can normally go back up to six years.
Not included: personal injury, such as breathing problems made worse by damp or mould, which is valued separately.
The calculator follows the method your fee earners already use on a file, so the number a tenant sees on your site is one you could defend on a call.
General damages are worked out as a notional reduction in rent for the period of breach, the approach in Wallace v Manchester City Council (1998) 30 HLR 1111 and English Churches Housing Group v Shine [2004] EWCA Civ 434. In Shine the Court of Appeal said an award above the rent needs clear reasons, so our bands top out at 100%. The 10% uplift is added after, following Khan v Mehmood [2022] EWCA Civ 791.
The tenant sees a low and a high figure, rounded, and every line behind them: rent over the period, the percentage, general damages and the allowance for losses. No single figure, and no promise about the outcome.
Council and housing association tenants are pointed to the landlord’s complaints process and the Housing Ombudsman. Private tenants are pointed to council environmental health (free) and the county court, because the private rented sector is not expected to have a landlord ombudsman until 2028.
The percentages and allowances shown here are our defaults. We set them from your own settled cases, you approve the figures and wording before launch, and you remain responsible for the promotion. We supply the software and hosting.
Awaab’s Law has applied to social landlords since 27 October 2025 and is being widened to more hazards in stages. Under the Renters’ Rights Act 2025, private landlords are due to join a new ombudsman in 2028. We update the wording centrally when these land.
We build it in your branding, tune the bands to your case history and host it for you. Fifteen minutes is enough to show you how it would look.
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