Housing disrepair route: landlord → environmental health → court

When to use this route

You are a tenant in England with disrepair (damp, mould, leaks, structural defects, heating failure) that the landlord has failed to fix within a reasonable time of notice. Awaab's Law applies stricter timescales for prescribed hazards.

When NOT to use this route

If the disrepair is your own damage; if you are a licensee (not a tenant); if the property is in Wales, Scotland, or NI (different statutes).

Prerequisites

• • Active tenancy (assured, AST, or secure)
• • Written notice to the landlord of the disrepair
• • Reasonable time has elapsed since notice (or Awaab's Law statutory timescale)

Evidence to gather

• • Tenancy agreement
• • Written notice with date proof (email, recorded delivery, app message)
• • Dated photographs of the disrepair
• • Medical evidence of health impact (if any)
• • Repair log

Route map

1. Stage 1

   Written notice to landlord

   Send a clear written notice listing every defect, with photographs and dates. Keep proof of receipt.

   Landlord's duty to repair starts on notice (s.11 Landlord and Tenant Act 1985)
2. Stage 2

   Awaab's Law timescale check

   If the hazard is prescribed under Awaab's Law (damp/mould initially, expanding), the landlord must investigate and remedy within statutory timescales. Failure is a breach actionable in the courts.

   Forum: housing ombudsman
3. Stage 3

   Council environmental health

   Complain to your local council's environmental health team — they can issue an improvement notice or hazard awareness notice under the Housing Act 2004 Part 1.
4. Stage 4

   Housing Ombudsman (social housing only)

   If your landlord is a council, ALMO, or housing association, escalate to the Housing Ombudsman after exhausting their internal process.

   Forum: housing ombudsman
5. Stage 5

   Pre-action protocol letter

   For private landlords or unresolved social landlord cases, send a Letter of Claim under the Pre-Action Protocol for Housing Conditions Claims.

   Landlord has 20 working days to respond
6. Stage 6

   County Court claim

   Issue a claim for damages (distress and inconvenience) and a mandatory injunction for repairs. Joint expert evidence is typical.

   Forum: county court

Final remedies

• • Injunction (forcing the works)
• • Damages for distress and inconvenience (£1,000–£10,000 typical)
• • Repair-related costs
• • Rent abatement

Official sources

Frequently asked questions

Who can I complain to if my social housing landlord ignores my disrepair complaints?

If your landlord is a council, ALMO, or housing association, you can escalate to the Housing Ombudsman. This option is only available after you have exhausted the landlord's internal complaint process. For private landlords, or if the social landlord route fails, you should send a Letter of Claim under the Pre-Action Protocol for Housing Conditions Claims before considering court action.

Can the local council help if my landlord won't fix damp or mould?

You can complain to your local council's environmental health team. They have the power to issue an improvement notice or a hazard awareness notice under Part 1 of the Housing Act 2004. This route is available for tenants in England with unresolved disrepair issues in private or social rented housing.

Does this disrepair escalation process apply to all types of tenancies in the UK?

This escalation route applies to tenants in England with an active tenancy, such as an assured tenancy (AST) or secure tenancy. It does not apply if the disrepair was caused by your own damage, if you are a licensee rather than a tenant, or if the property is located in Wales, Scotland, or Northern Ireland, as different statutes apply in those jurisdictions.