How to Report Housing Disrepair to a Council or Housing Association
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 25 August 2025. Last reviewed and updated 15 April 2026.
If your landlord has failed to carry out necessary repairs, knowing how to report housing disrepair to the right authority can be an important next step. Whether you rent from a private landlord, a local council, or a housing association, this guide on how to report housing disrepair in England and Wales explains what counts as disrepair, when to involve your local council, how to use the housing association complaints process and the Housing Ombudsman, and what happens during and after an inspection.
What Counts as Housing Disrepair?
Under the Landlord and Tenant Act 1985, landlords must maintain the structure, exterior, and key installations. Common examples of disrepair include:
Damp & Mould
Condensation, rising damp, and mould growth
Leaking Roof/Pipes
Water ingress causing damage
Broken Heating
Boilers and heating systems
Faulty Electrics
Unsafe wiring and fittings
Pest Infestations
Caused by structural issues
Structural Damage
Cracks, subsidence, unsafe floors
When to Escalate Beyond Your Landlord
Your first step is always to report the issue to your landlord — whether that's a private landlord, your local council, or your housing association — in writing. You should consider escalating when:
You've already reported the issue to your landlord, council or housing association in writing
They have not responded or have refused to carry out the repairs
A reasonable amount of time has passed without repairs being made
The issue is affecting your health or safety
Which route applies to you? If you rent from a private landlord, escalate to your local council's environmental health team. If you rent from a council, the council acts as your landlord — use its formal complaints process, then escalate to the Housing Ombudsman. If you rent from a housing association, follow its internal complaints process and then refer to the Housing Ombudsman.
Environmental Health Inspections
When you report a housing issue, the council may send an environmental health officer (EHO) to inspect your property:
Property Assessment
Hazard Identification (HHSRS)
Documentation
Risk Classification
Each hazard is classified as Category 1 (serious — council must act) or Category 2 (less serious — council has discretion to act).
What Councils Can Order Landlords to Fix
If the inspection reveals serious problems, the council has several enforcement options:
Improvement Notice
Requiring the landlord to carry out specific repairs within a set timeframe.
Prohibition Order
Restricting or preventing the use of part or all of the property.
Emergency Remedial Action
The council carries out urgent repairs and charges the landlord.
Hazard Awareness Notice
Informing the landlord of issues that need attention.
Reporting Disrepair to a Housing Association
If you rent from a housing association, the council's environmental health route generally doesn't apply in the same way — the housing association is your landlord, so the escalation route runs through their internal complaints process and then the Housing Ombudsman Service.
Report the repair
Stage 1 formal complaint
Stage 2 escalation
Housing Ombudsman
Once the internal process is exhausted (or 8 weeks have passed without a final response), you can refer your case to the Housing Ombudsman Service, who can investigate and order the association to put things right.
Tip: Council tenants follow a similar route — start with the council's formal complaints process, then escalate to the Housing Ombudsman if the issue isn't resolved.
What Happens After You Report Disrepair
For private tenants, after a council inspection the council writes to both you and your landlord with their findings. If enforcement action is taken, the landlord is given a deadline to comply, and failure to comply can result in fines or prosecution.
For council and housing association tenants, you should receive a written response at each stage of the complaints process and, if escalated, a formal determination from the Housing Ombudsman.
A council inspection report, complaint correspondence, or Ombudsman decision can all be valuable evidence if you decide to make a housing disrepair claim. They document the condition of the property at a specific point in time.
Solicitors Regulation Authority
If you decide to take legal action after learning how to report housing disrepair, it's important to use a regulated solicitor. All our panel of solicitors are registered with the Solicitors Regulation Authority (SRA) and conduct housing disrepair work.
Solicitors Regulation Authority
The independent regulator of solicitors and law firms in England and Wales.
sra.org.uk →Free Independent Advice
Before taking action, you can get free, independent advice on how to report housing disrepair and your rights as a tenant from Citizens Advice or Shelter.
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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.