Broken windows and doors at Southern Housing
If you rent from Southern Housing and your broken windows and doors problem has been left unfixed, the law sets clear deadlines for getting it put right, and you may have a claim. Here is what Southern Housing must do and how to act.
Why this matters
If your tenancy was originally with Optivo, your case may still be on the legacy system. Always quote your current address rather than legacy housing officer names when escalating, and don't accept 'we're looking into it' as a substitute for action within statutory deadlines. Specifically for broken windows and doors, Security risk, burglary and personal safety is a recognised health risk under Section 11(1)(a), Landlord and Tenant Act 1985, and Southern Housing have a legal duty to act.
The legal anchor
Section 11(1)(a), Landlord and Tenant Act 1985 gives you the right to repairs in a reasonable time. Under Awaab's Law (in force October 2025), Southern Housing have a 24-hour emergency-hazard duty under Awaab's Law (Section 10A LTA 1985) from the moment you reported the problem.
What to gather
- Photograph the failure (e.g., latch broken, glass cracked)
- Note dates reported, especially if a security incident followed
- Keep receipts for emergency repairs you arranged (e.g., locksmith call-out)
Contact: Southern Housing complaints team (visit their website for the current address)
FAQs
Can I claim against Southern Housing for broken windows and doors?
Yes. Southern Housing have a legal duty under Section 11(1)(a), Landlord and Tenant Act 1985. If you've reported the problem and they've ignored you, you can claim compensation and force the repair. How much you could get depends on how long it went on, how serious it was, and any effect on your health.
How long do Southern Housing have to fix broken windows and doors?
Under Awaab's Law, Southern Housing must act within a 24-hour emergency-hazard duty under Awaab's Law (Section 10A LTA 1985). If the problem is dangerous (24-hour emergency category), they must act immediately.
What if Southern Housing have already inspected but done nothing?
An inspection alone doesn't satisfy Awaab's Law. The clock keeps ticking until the repair is done. Keep records of every inspection date and outcome.
Do I need a solicitor to claim against Southern Housing?
You don't have to use one. You can pursue a complaint yourself. We offer a no-win-no-fee panel of SRA-regulated solicitors. Formed Dec 2022 from Optivo + Southern merger. Operates London, SE, Midlands and Isle of Wight. C2 consumer grade.
Related
Closing thought
Formed Dec 2022 from Optivo + Southern merger. Operates London, SE, Midlands and Isle of Wight. C2 consumer grade. Being a large landlord does not excuse ignoring Awaab's Law. If your home is making you sick, we can help. Call 0800 030 4669 or start your claim online.
Start your claim