Living in social housing should mean you’ve got a safe, secure home where the basics work. Warmth. Hot water. No leaks dripping through the ceiling. No mould creeping across your bedroom wall. No electricity you’re scared to touch.

But if you’re reading this, chances are you’re dealing with something that’s been “reported”, “logged”, and “chased”… and still isn’t fixed.

This is where it helps to know 2 things:

1. What your council or housing association is responsible for, and

2. What you can do when they don’t take action.

This guide explains the responsibilities in plain English, what counts as disrepair, how to build a strong case, and what a housing disrepair claim can achieve. If you want to check eligibility straight away, start here: Housing Disrepair Claims.

What counts as “disrepair” in a council or housing association home?

Disrepair is usually a problem that makes your home unsafe, unhealthy, or not properly usable — and it’s the landlord’s job to fix it.

Typical examples include:

• Damp and mould (especially if it keeps returning)

• Leaks from plumbing, roof, windows, or gutters

• No heating or hot water (or a boiler that breaks again and again)

• Unsafe electrics (sparking sockets, exposed wiring, frequent tripping)

• Structural problems (cracks, loose plaster, ceilings bowing, rotten floors)

• Broken windows/doors causing damp, cold, security issues

• Pests linked to holes, damp, broken vents, damaged brickwork, or rubbish chutes

If the issue is making you ill, damaging your belongings, or forcing you to avoid rooms in your home, it’s not “minor” — it’s a problem that needs sorting.

And this isn’t rare. The English Housing Survey (headline findings for 2023–24) reported that 5% of homes in England had damp, and it was more common in social rented homes (7%) than owner-occupied homes (4%). Social housing tenants are not imagining it — the data backs up that poor conditions hit this sector harder.

Your landlord’s responsibilities in social housing (in plain English)

Councils and housing associations have legal duties to keep your home in repair. The wording can get technical, but the reality is simple: if something essential is broken or unsafe, they’re expected to put it right.

1) They must repair key parts of the building

That includes the “structure and exterior”, like:

• Roofs, walls, windows, doors

• Gutters and drains

• External pipes

• Damp that’s caused by defects (like leaks, broken brickwork, failed damp proofing, faulty windows)

2) They must keep essential systems working

That includes installations for:

• Heating and hot water

• Water supply and pipework

• Electricity and wiring

• Toilets, baths, sinks, and sanitation

So if you’ve got a boiler that’s constantly failing, no hot water, a leaking waste pipe, or electrics that feel dangerous — that’s not optional maintenance. It’s their responsibility.

3) They need to take damp and mould seriously

The days of “wipe it down and open the window” are gone.

In England, Awaab’s Law came into force for the social rented sector from 27 October 2025, bringing fixed timeframes for social landlords to deal with emergency hazards and serious damp and mould risks. That doesn’t magically fix your home overnight, but it strengthens the expectation that landlords must treat these issues as urgent and properly investigate the cause — not just paint over it.

If you’re dealing with damp and mould right now, it’s worth reading Claim First’s main Housing Disrepair page too, as it covers the common issues they handle and the kind of evidence that helps.

What councils and housing associations often get wrong

If you’ve been stuck in the repair loop for months, you’ll probably recognise at least 1 of these.

“It’s just condensation — it’s your lifestyle”

Sometimes moisture is linked to everyday living (cooking, showers, drying clothes). But landlords can’t use that line to dodge responsibility when the property has underlying problems like:

• Broken extractor fans or poor ventilation

• Leaks behind walls or under flooring

• Windows that don’t close properly

• Cold spots / poor insulation causing condensation

• Heating that’s unreliable or too expensive to run properly

If mould keeps coming back, it needs proper investigation — not blame.

Patch repairs that don’t fix the cause

A quick plaster patch under a leak isn’t a repair if the roof still lets water in. Painting over mould isn’t a fix if the wall is still damp. If the “repairs” don’t stop the problem, you’re still living with disrepair.

Slow responses and missed appointments

You shouldn’t have to take time off work repeatedly just to be let down. Missed appointments and long delays can be part of the wider evidence that the landlord isn’t acting reasonably.

When does it become a “housing disrepair claim”?

A claim is usually considered when:

• You’ve reported the issue (ideally in writing)

• Your landlord has not fixed it, or repairs have failed

• The problem has been ongoing

• You’ve experienced stress, inconvenience, property damage, or health impact

Claim First’s service focuses on council and housing association tenants, and their eligibility guidance typically includes that the disrepair was first reported over 3 months ago, and there may be £1,000+ worth of damage/repair impact involved. The best place to check your situation quickly is: Start your housing disrepair claim.

What you should do first (this makes your case stronger)

You don’t need to become a legal expert. You just need to get the basics right and keep it simple.

1) Report the issue properly and keep proof

If possible, report it through the landlord’s repair portal or email so you have a record. If you call, follow up by email:

• What the issue is

• When it started

• Where it is in the home

• Any risks (children, asthma, electrics, collapse risk, no heating)

Keep reference numbers and screenshots.

2) Take photos and videos (more than once)

Take pictures when it appears, then again a week later, and again after any “repair”. Date-stamped photos are ideal, but even a phone photo album timeline helps.

Get shots of:

• The problem itself (mould, leak, cracks, water damage)

• Any spread over time

• Damage to your belongings (mattresses, clothes, carpets, furniture)

• Temporary fixes that failed

3) Keep a short timeline

A simple note on your phone is fine:

• 12 Jan: reported leak in bedroom ceiling

• 20 Jan: chased, appointment booked

• 27 Jan: no one turned up

• 02 Feb: ceiling worsened, water pouring in

• 06 Feb: children sleeping in living room

This is the kind of detail that shows the real impact.

4) Track costs in £

If disrepair is costing you money, keep evidence:

• Replacing items (even second-hand receipts help)

• Extra heating or dehumidifier running costs

• Laundrette costs if you can’t dry clothes

• Decorating materials you bought because the landlord told you to “make it good” (even if you shouldn’t have to)

Small costs add up fast when the issue drags on.

What a housing disrepair claim can achieve

Most people don’t start a claim because they “want a payout”. They start because they’re fed up with living around the problem.

A claim can help with 2 things:

1) Getting repairs done properly

When legal pressure is applied, landlords often move faster and take the issue more seriously. That can mean inspections, proper surveys, and repairs that fix the cause not just the surface.

2) Compensation for the impact

Compensation can reflect:

• How long the problem has continued

• How severe it is

• The disruption (not being able to use rooms, constant damp smell, no heating)

• Damage to your belongings

• In some cases, health impact and distress

Claim First shares real outcomes on their Testimonials page, which gives you a feel for what people have experienced and the results they’ve had.

Will making a claim risk your tenancy?

This is a common fear, especially if you already feel uncomfortable pushing back.

In general, you cannot be evicted just for making a legitimate housing disrepair claim — and Claim First’s housing disrepair page directly addresses this point. If you’re worried, it’s another reason to keep everything documented and get proper support rather than trying to fight alone.

If you want to talk it through before doing anything, use Contact Us.

Common disrepair scenarios in social housing (and what they can mean)

Damp and mould that keeps returning

If mould keeps coming back after wiping and spraying, it often points to a bigger issue: leaks, ventilation failure, cold bridging, or external defects. Ongoing mould is not something you should just “live with”.

Leaks that affect electrics

Water and electricity is a serious combination. If there’s any sign of water near lights, sockets, or wiring, treat it as urgent and keep a record of how you reported the risk.

No heating or hot water in winter

If you’re without heating or hot water repeatedly, the impact is bigger than “inconvenience” — it affects health and basic living standards. Keep notes on how long you were without it and what temporary measures you had to take.

Cracks, ceilings, and plaster falling

Falling plaster or a sagging ceiling isn’t cosmetic. If you feel unsafe in parts of your home, document it immediately and report it clearly as a safety concern.

How Claim First keeps things simple

Claim First’s tone is very straightforward: No Win. No Fee. No Stress. Just Results. You fill in a simple form, share details and photos, and their team handles the legal side.

If you want to understand the wider picture of what they do (not just housing), their main Services section links to all claim types, including Scam Recovery, Mis sold PCP finance, and Payday loan refunds.

And if you want quick answers about how the process works, check their FAQ’s.

FAQs: Social housing disrepair claims

1) Do I need to report the problem before I can claim?

Yes. Your landlord needs to know about the issue and have the chance to fix it. The stronger your paper trail (emails, portal messages, reference numbers), the better.

2) How long do repairs have to take before it becomes unreasonable?

There’s no single number that fits every case. A dangerous electrical issue is different from a minor drip. What matters is whether the landlord has acted within a reasonable time for the seriousness of the problem — and whether delays have left you living with unacceptable conditions.

3) What if my landlord keeps saying it’s “condensation”?

If mould keeps returning, you’re entitled to push for proper investigation. Problems like leaks, ventilation failure, and cold spots can all drive condensation and mould. A surface clean alone doesn’t solve the cause.

4) Can I claim if the disrepair has damaged my belongings?

Potentially, yes. Keep photos and receipts (or even bank statements where possible). List what was damaged and when. Use £ amounts.

5) What if repairs were done, but the problem came back?

That’s common with patch repairs. If the underlying cause wasn’t fixed, the disrepair is still ongoing. Keep photos over time and note what was done and when it failed again.

6) Does Awaab’s Law apply to social housing tenants?

Awaab’s Law applies to the social rented sector in England and came into force from 27 October 2025, introducing fixed timeframes for social landlords to address emergency hazards and serious damp and mould risks.

7) Can I be evicted for making a housing disrepair claim?

You cannot be evicted just for making a legitimate legal claim. If you’re worried about how your landlord might react, make sure you keep everything in writing and get support early.

8) How do I start with Claim First?

The fastest route is to use the form on Housing Disrepair Claims. If you’d rather speak to someone, go via Contact Us.

Ready to get this sorted?

You shouldn’t have to keep chasing, scrubbing mould, or living around buckets and dehumidifiers. If you’re in a council or housing association property and repairs haven’t been dealt with properly, take the next step now:

Start here: Housing Disrepair Claims

And if you’ve got questions before you begin, use Contact Us — the team will point you in the right direction.