Can I make a housing disrepair claim without photographs?

Possibly. Photographs are useful but are not the only evidence. Repair reports, emails, complaint records, inspection notes, witness evidence and expert evidence may also establish the condition and its history.

Do I need a surveyor before contacting a solicitor?

Not usually. The Housing Conditions Pre-Action Protocol says expert evidence should be limited to what is necessary, and some cases may not require an expert. A solicitor can assess whether an inspection is appropriate.

Why is proof that I told my landlord important?

For many repairing claims, the landlord must have known, or been treated as knowing, about the defect and then had a reasonable opportunity to act. Dated repair reports and follow-up messages can help establish that timeline.

What Evidence Do I Need for a Housing Disrepair Claim?

Housing disrepair evidence checklist

Dated photos and videos: wide shots to identify the room and close-ups to show the defect.
Reports to the landlord: emails, letters, portal screenshots, text messages and repair-reference numbers.
A timeline: when the problem began, each report, inspections, promised works and failed appointments.
Landlord records: repair logs, survey reports, complaint responses and works orders.
Financial loss: receipts, invoices and bank statements for reasonable costs caused by the problem.
Health evidence: GP or hospital records, prescriptions and a note of symptoms where health has been affected.
Witnesses: household members, neighbours or visitors who saw the conditions.
Tenancy documents: the tenancy agreement and relevant correspondence about access or responsibility.

How should I photograph damp, mould or leaks?

Take clear photographs in normal light and keep the original files. Start with the whole wall, ceiling or room, then take close-ups. Repeat photographs over time if the condition changes. A short video can show an active leak, a boiler fault display or water entering the property.

Do not edit the originals. Back them up and label copies by room and date. If repairs are about to begin, record the condition beforehand where it is safe to do so. The official Housing Conditions Pre-Action Protocol specifically notes that photographs or video before and after works may be advisable.

How do I prove that my landlord knew?

Save every report and follow up telephone calls in writing. Include the address, affected rooms, the nature of the defect, any health or safety risk and the date. Ask for a repair-reference number. If you reported by phone, send an email confirming what was discussed.

The Protocol is intended for cases where the landlord is aware of poor housing conditions but they remain unresolved. Its model Letter of Claim asks for the history of the defects and details of the notice relied on. Our reporting guide explains how to build that record.

What evidence shows compensation-related losses?

Keep evidence linking each loss to the disrepair. This may include receipts for damaged possessions, extra heating or laundry, temporary accommodation, travel or cleaning. Photograph damaged items before disposal where possible, note their age and condition and keep any replacement invoice. A claim is assessed on its facts; a receipt does not by itself prove that the landlord is legally responsible.

Do I need medical records?

Only if you say the conditions caused or worsened an illness or injury. Seek medical help because you need it, not simply to create evidence. Tell the clinician about the housing conditions if relevant and keep appointment and prescription details. Medical causation may require expert evidence in more substantial personal injury claims.

Do I need an expert surveyor?

Not in every case. Expert evidence must be necessary and the court controls its use. The Protocol encourages parties to consider a single joint expert and provides a process for inspections. Do not commission an expensive report without advice about necessity, instructions and recoverability of its cost.

What if some evidence is held by the landlord?

The Protocol envisages disclosure of relevant tenancy files, notice records, inspection reports, works documents and computerised records. Identify the records you believe exist. A solicitor can request appropriate disclosure in the Letter of Claim.

What should I do with the evidence now?

Back up original photos, messages and documents.
Create a simple date-ordered timeline.
List each unresolved defect by room.
Keep reporting urgent or worsening conditions and allow reasonable access.
Get advice promptly if health, safety, possession proceedings or a limitation deadline may be involved.

This article provides general legal information only. It does not constitute legal advice on any specific case. Awaab's Law Claims Specialists is a trading name of Driscoll Kingston & Co Limited, authorised and regulated by the Solicitors Regulation Authority (SRA No. 839699).