Housing Disrepair Guide: Your Rights and What to Do
Housing Repair Help Editorial Team · Reclaim Experts Ltd is a Claims Management Company authorised and regulated by the Financial Conduct Authority, firm reference number 1030701. You do not have to use a claims management company to pursue a complaint or explore your legal options. You can report repair problems directly to your landlord. If you have an unresolved housing complaint, eligible tenants can also use the Housing Ombudsman Service free of charge: https://www.housing-ombudsman.org.uk/residents/.
Published 1 September 2025. Last reviewed and updated 11 October 2026.
Wondering what is housing disrepair and what your rights are as a tenant? Whether you're dealing with persistent damp, a broken boiler, or structural damage, this housing disrepair guide explains housing disrepair law, how to gather evidence, escalation routes, and the remedies that may be available for house disrepair in rented homes.
What Is Housing Disrepair?
Housing disrepair means a rented home has a defect that the landlord is responsible for repairing, but it has not been put right. Property disrepair usually affects the structure or exterior of the building, or the installations that supply water, gas, electricity, sanitation, heating and hot water.
Practical examples include a roof that leaks into a bedroom, a boiler that keeps failing, rotten window frames letting in rain, cracked walls caused by movement, or exposed and faulty wiring. Disrepair can also make a home unfit to live in, for example where damp and mould spread because of a defect the landlord has been told about.
Disrepair is different from ordinary wear and tear. Scuffed paintwork, worn carpets or minor marks from everyday living are not usually disrepair. The question is whether something has become defective, falls within the landlord's repair duties, and has been left unrepaired after the landlord knew about it.
What Are a Landlord's Responsibilities for Repairs?
Several pieces of housing disrepair legislation in England and Wales establish your landlord's obligation to keep your home in a reasonable state of repair. Together, these Acts form the backbone of disrepair housing law for both private and social tenants.
Private landlords, councils andhousing associations all have repair duties for most tenancies. Councils and housing associations must also meet the Decent Homes Standard and, in social housing, follow the timescales set by Awaab's Law. Tenants are generally responsible for minor upkeep and for damage they or their visitors cause. GOV.UK explains the basics in itsprivate renting repairs guidanceand its guidance on council housing repairs. You can read the law itself insection 11 of the Landlord and Tenant Act 1985. Wales has its own rules under the Renting Homes (Wales) Act 2016.
Landlord and Tenant Act 1985
Section 11 requires landlords to keep in repair the structure and exterior of the property, installations for water, gas, electricity, and sanitation, and installations for heating.
Section 9A (via the Homes Act 2018) requires that rented properties are fit for human habitation throughout the tenancy — covering damp, ventilation, lighting, water supply, and freedom from hazards.
HHSRS (Housing Act 2004)
A risk-based system identifying 29 potential hazards including damp, excess cold, falls, fire, and structural collapse. Hazards are classified as Category 1 (serious, mandatory action) or Category 2 (requires attention).
Awaab's Law
Introduced following the tragic death of two-year-old Awaab Ishak from prolonged mould exposure. Sets specific timescales for social housing landlords:
Currently applies to social housing, but reflects growing expectations across all tenures.
What Should You Do If Your Landlord Won't Make Repairs?
Good housing disrepair advice starts with a clear record. Report the problem in writing, keep evidence of the defect and its effects, follow up when nothing happens, and escalate through the right route for your type of landlord. Continue paying rent while you do this.
Social tenants have extra complaint routes.Read more about your rights if your housing association is ignoring repairs.
Report, Follow Up and Escalate
If your landlord fails to address disrepair after you've reported it, there are several steps you can take to escalate the matter.
Notify Your Landlord in Writing
Report the problem by email or letter. Be specific about the issue, location, and when you first noticed it. Keep a copy.
Follow Up
If no response within 14 days, send a follow-up referencing your original report. See our article on how long a landlord has to fix repairs.
Contact Your Local Council
Your council's environmental health team can inspect under the HHSRS and serve improvement notices. Read our guide on reporting to your council.
Contact the Housing Ombudsman
Social housing tenants can escalate to the Housing Ombudsman Service, which can investigate and order landlords to take action, pay compensation, or change practices.
Evidence to Keep
Strong evidence is essential if you need to escalate a disrepair issue. The more thorough your documentation, the stronger your position.
Photos & Videos
Clear, timestamped images of all affected areas. Include wide shots and close-ups. Photograph regularly to show progression.
Written Records
Detailed log of when issues were first noticed, every report made, responses received, and impact on daily life.
Correspondence
Save all emails, letters, texts, and phone call notes. Follow up verbal reports in writing. Use recorded delivery.
Medical Evidence
Visit your GP if health is affected. Explain the link between symptoms and housing conditions. Records strengthen your case.
Financial Records
Receipts for damaged belongings, increased bills, cleaning costs, temporary accommodation, and other expenses.
Letters to Your Landlord
Clear, written communication is essential at every stage. Here are the key letters you may need.
Initial Notification Letter
Describe the disrepair, when you first noticed it, the impact on your household, and request repairs within 14–28 days. Keep the tone factual.
Follow-Up Letter
Reference your original letter with the date, note any deterioration, and state you intend to contact your council if the matter isn't resolved.
Pre-Action Letter
Formally notifies your landlord you are considering legal action. Reference the Pre-Action Protocol and give a final opportunity to resolve.
Who is Housing Repair Help?
The facts about who we are, how we work and what you pay, set out plainly.
Who operates the service
Housing Repair Help is a trading style of Reclaim Experts Ltd, a company registered in England and Wales (company number 16058317) with its registered office at Innovation Centre, 49 Oxford Street, Leicester, LE1 5XY.
FCA status
Reclaim Experts Ltd is a Claims Management Company authorised and regulated by the Financial Conduct Authority, firm reference number 1030701. You can check its entry on the FCA Register. It is also registered with the Information Commissioner's Office (registration number ZB869483).
What our role is
We provide free, plain-English information about housing disrepair, run a free eligibility check based on the details and evidence you provide, and help organise photos, reports and correspondence into a clear case file. Housing Repair Help is not a law firm and does not provide legal advice or legal representation.
What happens after you submit an enquiry
Every enquiry is reviewed against the same criteria before it is passed on: whether the disrepair falls within the landlord's repairing obligations, whether the landlord was told about the problem and given a reasonable chance to fix it, the severity of the problem, the quality of the evidence, and how long it has continued. If your case is not suitable we tell you and point you to free routes such as the Housing Ombudsman Service, Citizens Advice and Shelter.
Our relationship with the solicitor
Suitable cases are introduced to specialist housing disrepair solicitors on our panel. Those firms are independent of us and regulated by the Solicitors Regulation Authority. They decide whether to take a case on, and any legal advice comes from them once they have been formally instructed and a client care agreement is in place.
How referrals work
When a case is suitable, we pass it to a specialist housing disrepair solicitor on our panel. Reclaim Experts Ltd receives a fee from the solicitor for any successful recommendation. You are never charged for the introduction.
What you pay
You pay nothing to Housing Repair Help. We do not charge tenants a fee for our eligibility check or our introduction service.
What "No Win No Fee" means
The solicitors on our panel may offer to run your claim under a No Win No Fee agreement. Under such an agreement, the solicitor's fee is only payable if your claim succeeds, and is then usually recovered from your compensation. If your claim does not succeed, you do not pay the solicitor a fee for their time. The solicitor will explain the full terms before you sign anything, and you are free to choose a solicitor of your own instead.
Has your landlord failed to act?
If you've been living with unresolved housing disrepair, you may be able to take further steps.
Start Your ClaimFCA Regulated Claims Management Company FRN: 1030701
No obligation.
Not ready to start your claim?
What Types of Problems Can Count as Housing Disrepair?
A property in disrepair can show it in many ways. These are the problems most often reported by tenants whose home is in disrepair, across private rentals and social housing in England and Wales. Pest problems usually count only where they are linked to a defect, such as gaps in the structure.
Damp and Mould
Penetrating damp, rising damp, and condensation can lead to mould growth linked to respiratory conditions and allergies.
Structural Defects
Cracks in walls, subsidence, unstable floors, and deteriorating foundations posing serious safety risks.
Plumbing & Water Damage
Leaking pipes, blocked drains, faulty boilers, and inadequate hot water leading to further damp and damage.
Heating & Insulation
Broken heating systems — a Category 1 hazard under HHSRS. Landlords must maintain heating in working order.
Electrical Hazards
Faulty wiring, exposed cables, and outdated systems posing fire and electrocution risks. Must be inspected every 5 years.
Pest Infestations
Rodents, insects, or other pests resulting from structural gaps or poor maintenance. Landlords may be liable.
Learn what tenants can do about structural damage in council housing, including council house subsidence. If your boiler has failed, see our guide tono hot water or heating in a housing association home.
Learn more about damp issues in our guide on what to do if your landlord ignores damp and mould.
Can You Claim Compensation for Housing Disrepair?
You may be entitled to compensation, but it depends on your circumstances. A solicitor will usually look at whether the defect falls within your landlord's responsibilities, whether the landlord had notice of the problem, how long it was left unrepaired, how it affected your household, and what evidence you have. No outcome is guaranteed.
Routes to Resolve a Dispute
Depending on the nature and severity of your disrepair issue, there are several formal routes.
Housing Ombudsman
For social housing tenants. Investigates complaints and can make binding decisions including compensation orders.
Small Claims Court
For claims up to £10,000 without needing a solicitor. Suitable for straightforward cases with modest losses.
Pre-Action Protocol
Required before formal proceedings — disclosure of documents, expert inspections, and settlement attempts.
Formal Claims
For serious cases with significant health impact or financial loss. Specialist solicitors can assess the strength of your case.
Learn more about how the claims process works.
Remedies That May Be Available
Where a housing disrepair issue is resolved formally, several types of remedy may be available. See our detailed guide on housing disrepair claims compensation.
General Damages
Compensation for inconvenience, discomfort, and loss of enjoyment — typically calculated as a percentage of rent.
Special Damages
Reimbursement for damaged belongings, increased energy bills, temporary accommodation, medical expenses, and cleaning costs.
Specific Performance
A court order requiring the landlord to carry out specific repairs — often the primary objective for tenants.
Injunctions
In urgent cases, the court may require immediate action to address a serious health or safety hazard.
How Do You Get Help With Housing Disrepair?
Start with your landlord's repairs and complaints process. If that does not work, you can get free independent advice, contact your council's environmental health team (private tenants), or use the Housing Ombudsman (social tenants in England). If you are thinking about a claim,find out more about housing disrepair claims and eligibility.
Free Independent Advice
Before taking any action on house disrepair, you can get free, independent advice on your rights under housing disrepair the law in England and Wales from Citizens Advice or Shelter.
Citizens Advice
Free, confidential advice on housing, tenancy rights and disrepair.
citizensadvice.org.uk →Shelter
Housing charity offering free advice and support for tenants in difficulty.
shelter.org.uk →Solicitors Regulation Authority
All solicitors on our panel who handle housing disrepair claims are regulated by the Solicitors Regulation Authority (SRA), the independent regulator for solicitors and law firms in England and Wales.
Solicitors Regulation Authority
The independent regulator of solicitors and law firms in England and Wales.
sra.org.uk →Key Takeaways
Your landlord has a legal obligation to maintain your home in a reasonable state of repair under the Landlord and Tenant Act 1985.
Awaab's Law introduces fixed timescales for social housing repairs — emergency (24 hours), urgent (7 days), non-urgent (28 days).
Always report disrepair in writing and keep copies of all correspondence.
Gather thorough evidence — photos, written logs, medical records, and financial records.
If your landlord won't act, escalate through your council, the Housing Ombudsman (social housing), or seek independent legal advice.
Remedies may include compensation for inconvenience and financial losses, court orders for repairs, and rent reductions.
Frequently Asked Questions
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.