Your Landlord Has to Fix It: How to Force Housing Repairs

Housing Ombudsman cases have surged nearly 500% over five years, topping 13,000 in 2025-26. Damp, mould, and general disrepair are the leading causes. If your landlord is ignoring repair requests, you have strong legal rights and a clear escalation path that actually works. Here's how to force the issue.

Your Landlord's Legal Obligations

Under Section 11 of the Landlord and Tenant Act 1985, your landlord must maintain:

• The structure and exterior of the property (walls, roof, windows, external doors)
• Water, gas, and electricity installations (pipes, wiring, boilers)
• Sanitation (sinks, baths, toilets, drains)
• Heating and hot water systems

These obligations can't be contracted out of. Even if your tenancy agreement says you're responsible for repairs, Section 11 overrides it for the items listed above.

The Decent Homes Standard

The government is extending the Decent Homes Standard to the private rented sector for the first time. This will set minimum standards for:

• Damp and mould - properties must be free from serious damp issues
• Thermal comfort - adequate heating and insulation
• Kitchen and bathroom facilities - in reasonable condition
• Structural stability - free from serious disrepair

The standard is being phased in alongside the Renters' Rights Act 2025.

The Step-by-Step Escalation Guide

Step 1: Report in Writing

Always report repair issues in writing - email is fine. A text message or verbal mention doesn't create a proper paper trail. Include:

• A clear description of the problem
• When you first noticed it
• Photos showing the issue (with dates)
• How it's affecting your living conditions
• A request for the repair to be completed within 14 days (or sooner if it's urgent)

Keep a copy of everything you send.

Step 2: Follow Up

If your landlord doesn't respond within 14 days, send a follow-up letter referencing your original report. State that you're aware of their obligations under Section 11 and that you'll escalate if the repair isn't arranged.

Step 3: Contact Environmental Health

If your landlord still hasn't acted, contact your local council's Environmental Health team. They have the power to:

• Inspect the property and assess hazards
• Serve an improvement notice requiring the landlord to complete repairs within a set timeframe
• Issue an emergency prohibition order if the property poses an immediate risk to health
• Carry out repairs themselves and charge the landlord (in extreme cases)

The council uses the Housing Health and Safety Rating System (HHSRS) to assess hazards. Category 1 hazards (serious risks like dangerous damp or faulty electrics) must be acted upon. Category 2 hazards (less serious) are discretionary.

Step 4: Use the Ombudsman

Social housing tenants: Complain to the Housing Ombudsman. You can do this alongside contacting the council; you don't have to choose one or the other.

Private tenants: The Renters' Rights Act is creating a new mandatory Private Rented Sector Ombudsman. Until it's fully operational, use your council's Environmental Health team as your primary escalation route.

Step 5: Consider a Rent Repayment Order

If your landlord has been served a relevant notice or prosecution for housing offences, you may be able to apply to a tribunal for a Rent Repayment Order (RRO) - recovering up to 12 months' rent.

Awaab's Law: New Response Timescales

Following the tragic death of Awaab Ishak from exposure to mould in his social housing, Awaab's Law now requires social landlords to:

• Investigate hazards within 14 calendar days of being notified
• Begin emergency repairs within 24 hours for hazards posing an immediate risk to life
• Complete non-emergency repairs within a reasonable timeframe (specifics to be set by regulation)

While Awaab's Law currently applies only to social housing, its principles are being considered for the private rented sector. In the meantime, use the timescales as a benchmark when challenging private landlords.

Damp and Mould: Special Rules

Damp and mould are the most common disrepair complaints. Key points:

• Your landlord cannot blame you for condensation if the property lacks adequate ventilation, heating, or insulation. The Supreme Court ruled in the case of Daiches v Kensington and Chelsea that landlords are responsible for structural causes of damp
• Opening windows is not a fix. If the property requires windows to be permanently open to prevent mould, it's not fit for habitation
• Health impacts matter. If damp or mould is affecting your health (respiratory issues, asthma, allergies), document this with your GP. Medical evidence strengthens your complaint significantly
• Photographing mould growth over time shows the problem is worsening and your landlord isn't addressing it

What NOT to Do

Don't Withhold Rent

Withholding rent is almost never advisable. Even if your landlord is neglecting repairs, non-payment of rent can lead to eviction proceedings and doesn't resolve the repair issue. Use the legal escalation routes instead.

Don't Do Major Repairs Yourself and Deduct From Rent

This is a common myth. You generally can't carry out repairs and deduct the cost from rent without a court order or specific agreement. Small emergency repairs (like fixing a burst pipe to prevent damage) are an exception, but get legal advice first.

Don't Accept "Goodwill Gestures"

If your landlord offers a small discount or gift instead of actually fixing the problem, don't accept it as a final resolution. A goodwill gesture doesn't waive your right to proper repairs.

Compensation for Living in Disrepair

You may be entitled to compensation for:

• Reduced enjoyment of the property while repairs are outstanding
• Damage to your belongings caused by the disrepair (mould on furniture, water damage to electronics)
• Health impacts - medical evidence of conditions caused or worsened by the disrepair
• Cost of temporary heating if the heating system breaks down
• Alternative accommodation if the property becomes uninhabitable

The Housing Ombudsman and courts regularly award compensation for disrepair. The amount depends on the severity and duration of the problem.

Document everything. Take dated photos, keep emails, note phone calls (date, time, who you spoke to, what was said), and get GP letters if your health is affected. The stronger your evidence trail, the stronger your claim.