Council Repair Claims
Council Repair Claims

A plain-English guide to common housing disrepair: damp, mould, leaks, heating, electrics, pests, and structural problems your landlord must fix. This free guide for council and housing association tenants in England and Wales is published by Council Repair Claims, a regulated claims management company, not a law firm.

Types of housing disrepair

6 min readDisrepair guideUpdated Aug 2026
Major structural crack in the exterior brick wall of a UK home

Key Points

  • Housing disrepair covers a wide range of problems: damp and mould, leaks, heating and hot water failures, electrical faults, structural issues, broken windows and doors, and pest infestations are among the most common
  • Not every problem qualifies as actionable disrepair. The issue must be your landlord's legal responsibility, have been reported to them in writing, and have gone unresolved within a reasonable time
  • Damp and mould are among the most serious and most frequently disputed types of disrepair. Where the cause is structural rather than lifestyle, it is unambiguously your landlord's responsibility
  • Since October 2025, Awaab's Law requires damp and mould presenting a significant risk to be investigated within 10 working days and emergency hazards within 24 hours
  • Health impact matters. Certain types of disrepair, particularly damp, mould, and heating failures, can cause or worsen respiratory conditions, skin complaints, and mental health problems, which directly affects the strength and value of a claim
  • If you are unsure whether your specific problem qualifies, report it in writing anyway. Your landlord is required to investigate, and a solicitor can assess whether it supports a claim

Think this applies to your situation?

A free two-minute check will tell you whether you may have a valid claim.

what your landlord must fix, and what they don't have to

If you rent from the council or housing association, your landlord is responsible for keeping your home safe and in good condition. Below is a list of common problems, what they mean, and what your landlord must fix.

If you are not yet sure whether your problem qualifies as a housing disrepair claim: What Is a Housing Disrepair Claim? Do You Have One?

Damp and Mould
1. Damp and Mould

Damp and Mould

Black patches on your walls, a musty smell, or peeling paint caused by too much moisture in your home.

What your landlord must fix:

  • Leaks from the roof, plumbing, or walls

  • Poor ventilation (like no working extractor fan)

  • Mould caused by faults in the property

What they may not fix:

  • Mould caused by not opening windows or drying clothes indoors without ventilation

If you rent from a council or housing association in England, note that Awaab's Law (from October 2025) sets strict deadlines for your landlord to investigate and address damp and mould that presents a significant risk. Read Awaab's Law: What It Means for Council and Housing Association Tenants. Councils often assess how serious that damp is using the Housing Health and Safety Rating System (HHSRS). If you are still at the cleaning stage, start with how to get rid of damp and mould in social housing.

Leaks and Water Damage
2. Leaks and Water Damage

Leaks and Water Damage

Water getting into your home through the roof, walls, or pipes, this can lead to stains, damp smells, and damage to floors or ceilings.

What your landlord must fix:

  • Leaking roofs, burst pipes, or faulty gutters

  • Water stains or damage caused by those leaks

What they may not fix:

  • Leaks from appliances you installed (like a washing machine)

  • Damage caused by something you broke or neglected

Heating and Hot Water Problems
3. Heating and Hot Water Problems

Heating and Hot Water Problems

No central heating, no hot water from taps or showers, or heating that doesn't work properly, especially a problem in winter.

What your landlord must fix:

  • Broken boilers or radiators

  • Hot water not working due to plumbing issues

  • Heating systems that don't work safely

What they may not fix:

  • Issues with heating systems you installed yourself

  • Small issues that don't stop the system working

Faulty Electrics
4. Faulty Electrics

Faulty Electrics

Lights flickering, sockets not working, or loose wires, any of which can be dangerous.

What your landlord must fix:

  • Unsafe wiring or electrics in the walls

  • Broken light fittings or power sockets

  • Any risk of fire or electric shock

What they may not fix:

  • Problems with your personal appliances (like a kettle)

  • Damage you caused by misuse

Broken Windows, Doors, or Locks
5. Broken Windows, Doors, or Locks

Broken Windows, Doors, or Locks

Windows that won't close properly, doors that don't lock, or damage making your home unsafe or draughty.

What your landlord must fix:

  • Faulty or broken locks, hinges, or handles

  • Windows or doors that let in cold, damp, or make the home unsafe

What they may not fix:

  • Damage caused by accidents or forced entry

  • Upgrades unless it's a repair issue

Pests and Infestations
6. Pests and Infestations

Pests and Infestations

Mice, rats, cockroaches, or other pests coming into your home and causing problems.

What your landlord must fix:

  • Infestations caused by holes, leaks, or disrepair

  • Problems that make your home unsafe or unfit to live in

What they may not fix:

  • Infestations due to food left out or poor hygiene

  • Pest issues where the property is otherwise in good condition

Structural Problems
7. Structural Problems

Structural Problems

Cracks in walls, loose ceilings, wobbly stairs, or anything that makes your home unsafe or unstable.

What your landlord must fix:

  • Major cracks, damaged floors, unstable ceilings or staircases

  • Serious issues like subsidence (ground movement under your home)

What they may not fix:

  • Small cracks that don't cause a safety issue

  • Damage caused by DIY or tenant negligence

For the full repair process, from what your landlord must fix through to reporting a problem and what to do if they do not act, see Social Housing Repairs in England and Wales - Your Rights and What to Do.

Not Sure? Report It Anyway.

Even if you're unsure whether your landlord is responsible, it's always best to report the problem in writing. Your landlord is required to investigate and respond.

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Need Help?

If you're experiencing any of these issues and your landlord isn't responding, Council Repair Claims can help you understand your rights and connect you with a regulated solicitor.

Contact us on 03330 111104 or email info@councilrepairclaims.co.uk

This article is for general information only and does not constitute legal advice.

Content correct as of Aug 2026.