If you’re living in a council property and facing issues like damp, leaks, or faulty heating, this Council Tenants Guide to Reporting Housing Disrepair will help you take the right steps to get your home fixed. Knowing your rights and how to report disrepair effectively can make all the difference when dealing with housing authorities. If things don’t improve, it’s important to get support promptly—The Tenant Protection Scheme (TPS) should be your first port of call for legal protection and ongoing advice throughout the process.
How Council Tenants Can Legally Enforce Repairs From Their Landlord
Under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, council tenants have a legal right to live in a safe, well-maintained property. The council, as your landlord, has a duty to carry out certain repairs once notified. These include:
- Structural issues like roof damage or subsidence
- Problems with plumbing, gas, electricity, heating or hot water
- Blocked drains or sanitary fittings
- Severe damp or mould directly linked to disrepair
- Unsafe flooring, stairs or communal areas
It’s important to act swiftly when you notice problems. Simply tolerating disrepair could delay repairs and may weaken future legal claims. Council tenants are responsible for reporting issues promptly and giving the landlord the opportunity to fix them.
Step-by-Step Council Tenants Guide to Reporting Housing Disrepair
- Report the Problem in Writing: Always start by reporting issues formally through email or letter. Be specific—describe the problem clearly, include dates, and attach photos if possible.
- Contact the Repairs Department: Most councils have a dedicated repair reporting line, website or housing portal. Use these official channels for faster response and documented communication.
- Keep Copies of All Communication: Store all correspondence, repair request references, and names of people you speak to. This will be useful if you later need to escalate your complaint or pursue legal action.
- Allow Access for Inspection: You must give the council access to inspect and carry out repairs. Councils must give you 24 hours’ written notice (except in emergencies).
- Chase Up Delays Promptly: If the council does not act within a reasonable time, follow up. A follow-up letter after 21 days demonstrates that you’ve taken all reasonable steps as a tenant.
In most cases, repairs should be completed within 28 days or sooner for urgent issues. If you’re still facing delays, you may need to escalate your complaint through formal channels.
Escalating Unresolved Disrepair Complaints Legally and Safely
If the council has failed to repair serious faults despite repeated reports, tenants can use available complaint routes and, ultimately, legal enforcement options. Start by submitting a formal complaint through the council’s complaints procedure. If this doesn’t resolve the issue, you can take your case to the Housing Ombudsman Service. This free and impartial body investigates unresolved housing complaints.
In particularly severe cases, such as persistent damp affecting health or boilers left unfixed in winter, you may be entitled to take legal action. You should seek advice from a legal expert with housing law experience. The court can order the landlord to complete repairs and may award you compensation for loss of enjoyment or inconvenience. Remember, before going to court, councils must be given adequate opportunity to remedy the problem.
What Evidence Strengthens Your Case When Reporting Disrepair?
Strong evidence helps ensure your disrepair report is taken seriously. Consider collecting the following:
- Time-stamped photos or videos showing the condition over time
- Doctor’s notes if the disrepair affects your health
- Repair logs, including dates and what actions the council did or did not take
- Statements from independent surveyors (if applicable)
- Details of damage to belongings caused by disrepair (e.g., mouldy clothing, damaged furniture)
Documentation is powerful. If you ever pursue a housing disrepair claim in court or make a complaint to the Ombudsman, this evidence supports your version of events and shows that you followed the correct procedures.
Important Legal Timeframes and Responsibilities for Council Repairs
Under UK housing law, the landlord must respond in a “reasonable time.” What’s reasonable depends on the type of repair. For example:
- Emergency repairs (no heating, major leaks): typically within 24 to 72 hours
- Urgent repairs (e.g. broken windows or blocked toilets): usually within 7 days
- Routine or non-urgent repairs: generally within 28 days
Be aware that you must allow the council access for inspections or repairs. Refusing entry without good reason can impact your claim or delay resolution. If you’re unsure whether the response time is excessive, consult a housing specialist for advice tailored to your case.
When to Get Help from Housing Advocates or Legal Services
If you feel stuck or your council isn’t taking your report seriously, don’t wait too long. Housing disrepair can worsen quickly, and delay may affect your legal rights. You should consider seeking help if:
- Repairs have been repeatedly reported without resolution
- Your health or safety is affected (e.g. black mould, faulty electrics)
- The disrepair has damaged your belongings
- You’ve received unfair treatment after reporting issues
The Tenant Protection Scheme (TPS) is a 24/7 tenant legal helpline offering affordable, solicitor-backed help for eviction defence, disrepair, harassment, rent arrears, deposit disputes, and on-the-day court support across the UK. Membership is £10/month. Learn more at The Tenant Protection Scheme (TPS).
You don’t need to face the council on your own. Organisations like Shelter, Citizens Advice, and the Tenant Protection Scheme offer clear, impartial support that empowers you to take appropriate legal action. Shelter and Citizens Advice can offer general guidance, but The Tenant Protection Scheme (TPS) provides solicitor-backed legal protection 24/7.
Call The Tenant Protection Scheme today on 0330 633 0299 Don’t wait until it’s too late – start your protection now. For just a small monthly cost you get direct legal support from experts, with your membership active within 24 hours. Call us now to start your protection today.