Damp, disrepair and landlord problems

When your rented home has damp, mould, broken heating, leaks, or other serious problems, your landlord has a legal duty to fix them. If they ignore your complaints, the local council can force repairs and protect you from unfair eviction. This guide explains exactly how to report problems in writing, escalate to environmental health officials, and get free support when your landlord won't act.

Your Legal Right to Repairs

Under Section 11 of the Landlord and Tenant Act 1985, landlords in England must keep the structure and exterior of your home in good repair. This covers the roof, walls, windows, external doors, and all installations for water, gas, electricity, sanitation, heating, and hot water. Your landlord cannot contract out of these obligations, even if your tenancy agreement says otherwise.

Common disrepair problems—like damp, mould, non-functioning boilers, leaks, and broken locks—fall squarely on your landlord to fix. You are not responsible for these major repairs, though you must allow your landlord reasonable access to inspect and carry out work, with at least 24 hours' written notice (except in emergencies).

Report in Writing and Keep Evidence

The most important step is to report every problem in writing. Email, text, letter, or online messaging all count. Do not rely on phone calls or verbal reports. Written notification is proof that your landlord knew about the problem—this protects you legally if the repair is eventually not done and you need to escalate to the council or court.

• Describe the problem clearly: location, when you first noticed it, and how it affects the property
• Include the date of your report
• Take photos or short videos showing the damage, damp patches, mould, leaks, or broken items
• Keep copies of all messages, emails, and any responses from your landlord
• Note down any verbal conversations (date, time, what was said) in a log
• Send formal letters by recorded delivery or email to create a timestamped trail

Expect a response from your landlord within 14 days. If the problem is urgent (no heating in winter, dangerous leaks, or a hazard affecting health), they should act faster. The law requires repairs to be done within a 'reasonable time'—which depends on how urgent or serious the issue is. Minor issues may take a bit longer, but anything that affects health and safety should be treated as a priority.

Escalate to the Council's Environmental Health Team

If your landlord does not respond adequately or carry out repairs, contact your local council's private sector housing team or environmental health department. The council can inspect your home and use a tool called the Housing Health and Safety Rating System (HHSRS) to assess whether there are hazards that threaten your health and safety.

What is the HHSRS?

The Housing Health and Safety Rating System (HHSRS) is a risk-based assessment tool used by environmental health officers to identify hazards in homes. It covers around 29 different types of hazard, including damp and mould, excess cold or heat, pests, poor sanitation, and fire risks. The system scores each hazard as either Category 1 (serious risk of harm) or Category 2 (moderate or lower risk). The council must take action if they find Category 1 hazards.

How to Request a Council Inspection

1. Contact your local council's private sector housing team (search 'environmental health' or 'private housing' on your council's website)
2. Complete their online complaint form or send an email describing the problem
3. Include your photos and copies of your written reports to your landlord
4. Be available when the environmental health officer arranges an inspection
5. The officer does not need your landlord's permission to enter; they have legal powers to inspect

Once the council inspects and confirms a serious hazard, they will usually issue an Improvement Notice to your landlord. This is a formal order requiring specific repairs to be completed by a set deadline—typically at least four weeks from when your landlord receives the notice. The council may also take emergency remedial action themselves in cases of immediate danger (such as a dangerous leak or severe mould spreading rapidly), and then charge the landlord for the cost of the work.

Retaliatory Eviction Protection

One fear many tenants have is that reporting repairs will lead to eviction. UK law now protects you against this. Since 1 October 2015, the Deregulation Act 2015 has prohibited landlords from serving a Section 21 'no fault' eviction notice within 6 months of a written complaint about disrepair or after the council has issued an Improvement Notice or Emergency Remedial Action Notice relating to your home.

This protection applies to assured shorthold tenancies that started on or after 1 October 2015. If you make a genuine written complaint about repair issues and your landlord does not respond adequately within 14 days, and the council later verifies the problem by serving a notice, your landlord is legally blocked from evicting you using Section 21 for at least six months. This gives you time to either have repairs done or find alternative housing without the threat of sudden displacement.

There are limited exceptions—for example, if the property is genuinely being marketed for sale or if the issue is caused by your breach of the tenancy agreement (such as refusing to allow the landlord access). Your landlord can still use other grounds for eviction under Section 8 of the Housing Act 1988, but these require proving a specific breach.

Get Free Help from Shelter

If your landlord refuses to repair, you feel threatened with eviction, or you simply need expert guidance on your options, Shelter offers free advice. Shelter is a national housing charity that helps people with housing problems, including disrepair, harassment, and eviction threats. Their free helpline is staffed by advisors who understand tenant rights in England.

• Helpline number: 0808 800 4444 (England)
• Hours: Monday to Friday 8am–8pm, Saturday and Sunday 8am–5pm
• Services: Telephone advice, webchat, and online resources on repairs, disrepair claims, and eviction rights
• Accessibility: Interpreters available; textphone and relay services supported
• Cost: Completely free

Shelter can advise you on whether to pursue a housing disrepair claim in court, help you understand your retaliatory eviction rights, and connect you with local services. If you are facing immediate homelessness or are at risk of harm, mention this when you call—Shelter has emergency support available.

Consider a Disrepair Claim

If your landlord has failed to repair a serious problem for three or more months despite your written complaint, you may be entitled to claim compensation for breach of their repairing obligations. The limitation period for disrepair claims is six years from when the problem occurred.

Compensation typically covers: a percentage of rent paid during the period of disrepair (often 25 to 50% of rent, depending on severity), general damages for inconvenience and distress, compensation for damage to your belongings, and in serious cases, compensation for health impact (such as respiratory illness from mould or worsening asthma from damp conditions).

To pursue a claim, gather all your evidence—photos, written reports, messages, council inspection records, and any medical evidence of harm caused by the conditions. Contact a housing solicitor or a specialist housing advice service. Many offer free initial consultations or 'no win, no fee' arrangements where you only pay if you win.

Before escalating to court, you will usually send a formal letter to your landlord setting out the problem and inviting them to settle. Many cases resolve at this stage without going to court. Courts take housing disrepair very seriously, and landlords often prefer to settle once they receive expert evidence rather than face litigation.

Final Steps and Key Reminders

1. Always report problems in writing, not by phone or in person
2. Include clear photos and keep copies of everything
3. Give your landlord a reasonable time to respond (at least 14 days)
4. If no adequate response, contact your council's environmental health or private housing team
5. Know your protection against retaliatory eviction—the Deregulation Act protects you for six months after the council serves a notice
6. Do not stop paying rent, even if repairs are delayed; this can be used against you
7. Use Shelter's free helpline for guidance at any stage
8. If you have been living with serious disrepair for months, seek legal advice about a compensation claim

Living in a safe, healthy, well-maintained home is not a luxury—it is a legal right. You are not responsible for major repairs, and you should never feel pressured to accept poor housing conditions or retaliation from your landlord. Whether you are a student, a family, or new to the UK, these protections apply to you. Take action early, keep evidence, and do not hesitate to ask for free help.