Council Ignoring Repairs? Your Rights and Next Steps in England and Wales
Written by the Housing Repair Help Editorial Team and reviewed by our claims team — a trading style of Reclaim Experts Ltd, an FCA authorised claims management company (FRN 1030701), Innovation Centre, 49 Oxford Street, Leicester, LE1 5XY. About us and our editorial standards.
Published 19 September 2026. Last reviewed and updated 19 September 2026.
If your council ignoring repairs, you are not alone — delayed and ignored repairs are among the most common problems reported by tenants across England and Wales. This guide explains why repairs stall, what your council is legally required to do, how to escalate effectively, and when unactioned repairs may lead to a housing disrepair claim.
First Steps When Repairs Are Not Being Done
Report the Problem in Writing
Follow Up and Keep a Log
Re-Report if the Problem Gets Worse
Do Not Withhold Rent
Why Council Repairs Get Delayed or Ignored
Lost or Closed Reports
Repairs marked complete without work being done, or references closed after missed appointments
Contractor Failures
Jobs passed between contractors, repeated 'patch' repairs, or no-shows that never get re-booked
Backlogs and Triage
Non-urgent jobs pushed back repeatedly while emergencies are prioritised
Wrong Team, No Owner
Reports bounced between departments with nobody taking responsibility for the outcome
Cost Decisions
Proper repairs deferred in favour of cheaper temporary fixes that do not address the cause
Disputing Responsibility
The council blaming condensation, 'lifestyle' or tenant damage instead of investigating properly
Whatever the reason, the legal duty remains: once your council knows about a repair it is responsible for, it must carry it out within a reasonable time.
Your Council's Legal Repair Duties
Section 11 of the Landlord and Tenant Act 1985 requires the landlord to keep the structure, exterior and key installations (heating, hot water, electrics, sanitation) in repair.
The Homes (Fitness for Human Habitation) Act 2018 requires the home to be fit to live in — serious damp, mould or hazards can make it unfit.
Awaab's Law requires social landlords to investigate and fix serious damp and mould hazards within strict timescales, with emergency hazards made safe within 24 hours.
The duty is triggered by notice — the landlord must be told about the problem. That is why reporting in writing matters.
How Long Should Repairs Take?
There is no single deadline for every repair, but the response must be reasonable given the severity. Most councils publish repair priorities similar to these:
| Problem | Priority | Expected response |
|---|---|---|
| No heating or hot water, severe leak, unsafe electrics | Emergency | Make safe within 24 hours |
| Serious damp and mould, partial loss of facilities | Urgent | Within 3–7 working days |
| Routine repairs that do not affect safety | Routine | Within 20–28 days |
| Major works (structural, roof renewal) | Planned | Survey, then a written plan and programme |
Read more about how long a landlord has to fix repairs.
Is your council ignoring your repairs?
If you have reported disrepair and your council has not acted within a reasonable time, check whether you may be able to claim repairs and compensation.
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How to Escalate: Complaints and the Housing Ombudsman
Make a Stage 1 Complaint to Your Council
Request a Stage 2 Review
Contact the Housing Ombudsman
You can also ask your local council's environmental health team to inspect serious hazards, whether or not your landlord is a council. See our guide on reporting housing disrepair to the council.
Evidence to Keep While Repairs Are Outstanding
Dated Photos and Videos
Photograph the disrepair regularly so you can show how long it has lasted and whether it is worsening
Every Report and Reference
Keep emails, portal confirmations, repair references, letters and complaint responses
A Simple Chronology
Log dates of reports, calls, visits, missed appointments and promises in one place
Impact on Your Household
Note health effects, rooms that cannot be used and damaged belongings, with receipts where possible
Follow-Up Messages
Keep records showing you chased the repair and how the landlord responded
Medical Evidence
If conditions affect health, keep GP records or letters linking symptoms to the property
Tenants across England and Wales may be able to make a disrepair claim where a social landlord has been told about disrepair and failed to act within a reasonable time. Our panel of fully vetted no win, no fee housing disrepair solicitors specialise in this area.
When Ignored Repairs May Lead to a Claim
A claim may be possible when your council knew about disrepair it is responsible for, failed to repair within a reasonable time, and the delay caused a measurable effect. Depending on the evidence, this may include:
Loss of use or enjoyment of part of your home
Damage to furniture, clothing or other belongings
Inconvenience and distress caused by prolonged disrepair
Documented health effects linked to the conditions
Reasonable additional costs, such as higher heating bills or cleaning costs
Compensation is not automatic and outcomes vary. A solicitor must consider responsibility, notice, delay, causation and evidence before advising whether a claim has reasonable prospects.
Why Tenants Trust Us With Housing Disrepair Claims
Simple Online Process
Answer a few guided questions from your phone or computer.
No Paperwork Hassle
Upload your evidence digitally, without printing or posting documents.
Quick Submission
Most claimants complete the process in under 15 minutes.
Experienced Legal Review
Every case is reviewed by our panel of SRA housing disrepair solicitors. No-Win-No-Fee.
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This article provides general information about housing issues in England and Wales and does not constitute legal advice. Legal services may be provided by independent solicitors where appropriate.