Homes with a damp problem
Share of homes in England, 2024
Council homes8%
8%
Housing association homes6%
6%
Source: English Housing Survey 2024-25
Housing association disrepair claims
If you rent from a housing association and repairs have been reported but not properly fixed, you may be able to claim repairs and compensation. Here is how housing associations compare with councils, what stays the same, and how to complain.
Who are housing associations?
Housing associations are independent, not-for-profit organisations that provide social housing. Many were created when councils transferred their homes, and others were set up to build affordable housing.
They range from small local organisations to national groups. Some sit inside larger group structures, and many deliver repairs through contractors.
If you rent your home from a housing association you are usually a social housing tenant, with strong repair rights.
Find your housing association
Search for your landlord to see local information about how to report repairs and complain, or start a free check if we do not have a page yet.
Popular housing associations
Landlord pages give factual information about how to report repairs and complain. They do not rank or compare individual landlords.
Housing associations compared with councils
The two landlord types are more alike than different. This table shows where they differ.
| Topic | Housing associations (this page) | Councils |
|---|---|---|
| Who they are | Independent, not-for-profit organisations. Many were formed when councils transferred their homes. | Local authorities. Some run homes through an arm's-length organisation or a tenant management organisation. |
| Homes in England | 2.9 million (March 2024) | 1.6 million (March 2024) |
| Landlords on the regulator's register | 1,366 private registered providers (March 2024) | 226 local authorities (March 2024) |
| Usual tenancy | Usually an assured tenancy. Some older tenancies are secure. | Usually a secure tenancy, or an introductory tenancy at first. |
| Regulated by (England) | Regulator of Social Housing (economic and consumer standards) | Regulator of Social Housing (consumer standards), and accountable to elected councillors |
| Complaints route | Landlord complaints process, then the Housing Ombudsman (England) or Public Services Ombudsman for Wales | Landlord complaints process, then the Housing Ombudsman (England) or Public Services Ombudsman for Wales. A councillor or MP can also help |
| Repair duties | The same: Landlord and Tenant Act 1985 and the Homes (Fitness) Act 2018 | The same: Landlord and Tenant Act 1985 and the Homes (Fitness) Act 2018 |
| Awaab's Law (England) | Applies | Applies |
| Making a claim | Against your housing association, in the same way | Against your council, in the same way |
Tenancy types depend on when and how your tenancy started. Check your tenancy agreement.
The numbers
How homes in each sector compare across England. These are averages, and say nothing about any individual landlord or home.
Homes with a serious (Category 1) hazard
Share of homes in England, 2024
Council homes6%
6%
Housing association homes4%
4%
Source: English Housing Survey 2024-25
Homes with central heating
Share of homes in England, 2023
Council homes95%
95%
Housing association homes91%
91%
Source: English Housing Survey 2023-24
Social homes owned
Millions of homes in England, March 2024
Council homes1.6m
1.6m
Housing association homes2.9m
2.9m
Source: Regulator of Social Housing
71%
Overall maladministration rate found by the Housing Ombudsman in 2024-25, across all social landlords.
Source: Housing Ombudsman Annual Complaints Review 2024-25
40%
Share of compensation ordered or recommended by the Ombudsman that related to leaks, damp and mould, in 2024-25.
Source: Housing Ombudsman Annual Complaints Review 2024-25
Figures cover England. The Housing Ombudsman has said local authority landlords face particular pressure handling complaints, as do medium-sized housing associations.
What's the same
Whichever type of social landlord you rent from, your core rights are the same.
The same repair duties
Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 apply to both.
The same complaints ladder
Your landlord's complaints process first, then the relevant ombudsman*, which is free.
The same Awaab's Law (England)
Council and housing association landlords are both covered by the phased time limits for hazards.
The same claim process
A claim is made against your landlord, supported by your evidence. Your solicitor explains what happens next.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
What's different for housing association tenants
Size varies enormously
They range from a handful of homes to very large national groups. Larger landlords may work through regional offices and call centres.
Contractors do much of the work
Repairs are often delivered by contractors. Your landlord remains responsible to you for the repair, even when a contractor does the work.
Mixed tenures
Some housing association homes are shared ownership or leasehold, or supported housing. Repair duties depend on your agreement, and shared owners may not be able to claim.
Group structures
Your landlord may be part of a larger group whose name differs from the brand you know. Your tenancy agreement names your legal landlord.
Repairs not done by your housing association?
Find out in minutes if you could claim. It costs you nothing to check.
We are a claims management company, not a law firm. You don't have to use us: you can complain to your landlord, then the relevant ombudsman*.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
Reporting a repair and complaining to your housing association
- 1
Report the repair
Use your housing association's repairs line, app or online account, then confirm in writing. Ask for a reference number.
- 2
Ask for the target time
Landlords set target times for emergency, urgent and routine repairs. Ask for yours.
- 3
Make a formal complaint
Use your landlord's two-stage complaints process if the repair is not done.
- 4
Go to the relevant ombudsman*
If your landlord has not resolved the complaint, the ombudsman service is free.
*England: Housing Ombudsman. Wales: Public Services Ombudsman
Common disrepair problems
The same problems affect tenants of both landlord types. Read the guide for yours.
Who can make a claim?
You may be able to claim if:
- You rent your home from a council or housing association
- You've reported the problem and they've had a fair chance to fix it
- It has affected your health, safety or quality of life
- The problems are ongoing, or repairs came too late
You may not be able to claim if:
- You own your home, even part of it (such as shared ownership)
- You rent from a private landlord as your repair rights may be different
- You haven't reported the problem to your landlord yet
- You have moved out of the affected property
Not sure who your landlord is? We can help check.
Housing association tenants: common questions
Related
Other landlord types
Guides
Council tenant's rights guideLandlord responsibilitiesHousing Ombudsman explainedAwaab's Law (England)Housing disrepair in Wales
About this guide
Sources: Regulator of Social Housing stock statistics, March 2024. English Housing Survey 2024-25 headline findings. English Housing Survey 2023-24 headline findings. Housing Ombudsman Annual Complaints Review 2024-25.
Statistics are refreshed each year, when new releases are published. This is general information, not legal advice.
Ready to check if you could claim?
It takes a few minutes and costs nothing to find out.
Remember
You don't have to use a claims management company. There is no guarantee that using a claims management company will make your claim quicker or get you a better outcome. You can complain to your landlord, then the relevant ombudsman*, for free.
*England: Housing Ombudsman. Wales: Public Services Ombudsman