My Rented Home's Roof Is Leaking: Who Fixes It?

Who is normally responsible

The roof is part of the structure and exterior of the building, and in most tenancies the landlord has to keep that in repair. That covers tiles, flashings, chimneys, gutters and flat roof coverings. Tenants are usually responsible for small day-to-day things, like replacing a light bulb or keeping the home aired, and for damage they cause. The exact position depends on your tenancy agreement and the type of tenancy, so read it, and check with Citizens Advice or your council if you are unsure. We are roofers, so we cannot give legal advice.

Report it properly

Speak to your landlord or the letting agent at once, but follow up in writing, by email or letter, so there is a record. Include these points:

• the date you first noticed the leak and where it is
• photographs of the ceiling, the stain, the water and any damage to belongings
• whether it is near electrics or the ceiling is bulging
• a request for a repair date and a reply in writing

Keep a diary of what you did, who you spoke to and when. If water is damaging your belongings, list them with photos, because you may want to claim on your own contents insurance.

What you can do to stay safe

While you wait, protect yourself and the home. Put buckets under drips, move furniture and electrical items, and keep clear of any ceiling that is bulging. If water is near lights or sockets, switch off at the consumer unit and ask an electrician to check, as covered in the guide to a leak near lights or sockets. Do not go on the roof. For steps you can take inside, see how to stop a roof leak from inside.

Should you arrange the repair yourself?

Be careful. If you hire a roofer without your landlord's agreement, you may not be able to recover the cost, and in some cases you could breach the tenancy. If the situation is an emergency and the landlord cannot be reached, make the home safe, tell the landlord what you have done, keep receipts and photos, and keep the work to the minimum, such as a temporary cover. Then let the landlord arrange the repair. Landlords and agents usually have their own contractors or insurers to approach.

If your landlord does nothing

Put your concerns in writing again, with a deadline that is reasonable for the urgency. If there is still no action, you have options. The council's environmental health or housing team can assess whether the leak creates a hazard and has powers to require repairs. Citizens Advice gives free guidance on housing repairs and your rights as a tenant. Shelter and local law centres can also advise, and if your home is owned by a housing association, use its complaints process. Do not withhold rent without advice, since that can put your tenancy at risk.

Flats, shared roofs and managed blocks

If you rent a flat, the roof may belong to the freeholder or a management company, and the landlord may need to go through them. That can slow the process, so ask who is responsible for the roof of the building and give your landlord the details. In a house share or a house in multiple occupation, the landlord still holds the duty for the structure, and all tenants can report the leak. If the roof is shared with a neighbour, such as a terrace or a semi, the repair may involve both owners, and who pays between them is for them to settle.

Keep the record going

Add to your diary each time the leak reappears, noting the weather, the rooms affected and any new damage. If the leak is affecting your health, for example by causing mould in a bedroom, say so in your messages. Photographs with dates are persuasive, and so is a calm, factual tone. If a tradesperson visits, ask what they found and what they will do, and ask that the landlord confirms in writing.

What a roofer does for a landlord

If your landlord or agent contacts us, we inspect the roof, record the fault in photos and send a clear report with a price in writing. We can make a leak safe first. If the roof only needs a repair, we say so, which keeps the cost down for the owner. Our emergency and general roof repairs page lists the repairs we cover. For the cause of the leak, our guide to finding and fixing a roof leak may help you describe what you see.