Birmingham council repairs not done? Help for tenants.
Free, no-obligation claim check if Birmingham has ignored damp, mould, leaks or broken heating. If you may have a claim, we refer you to an SRA-regulated panel solicitor.
Birmingham City Council manages around 60,000 homes, the largest directly-managed council housing stock in England. The council issued a Section 114 notice in September 2023, the largest LA to declare effective insolvency. Repairs backlogs widened significantly in the period immediately after, and statutory complaint volumes against the council rose in 2024-25.
In its 2024-25 review, the Housing Ombudsman made 10 severe maladministration findings against Birmingham Council over repairs and conditions. Source: Housing Ombudsman. See all 2024-25 records.
The Regulator of Social Housing's 2024 consumer-standards review found multiple breaches by Birmingham City Council, including failures in its approach to repairs and complaints handling. That RSH finding is public and citable: use it in your formal complaint. Birmingham's largest HA partners, Midland Heart and Bromford, are also bound by Awaab's Law and the same Section 11 duties. Major disrepair concentrations are in Sparkbrook, Handsworth, Moseley, Saltley and Bordesley Green.
You may have a claim if:
- You rent from a council, housing association or private landlord, are a leaseholder, or live in temporary accommodation
- You reported the problem to your landlord
- It still hasn't been fixed
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How to complain to Birmingham Council about housing
Every English council has a published complaints procedure for housing matters under the statutory Complaint Handling Code. The standard route is:
- Stage 1, formal complaint to the council's housing complaints team. Keep a copy and the complaint reference.
- Final complaint stage if the first response does not resolve the repair. Use the stage named in the council's policy.
- Escalate to the Housing Ombudsman, the free service for unresolved social-housing complaints in England, if Birmingham Council's final response does not put it right.
- Get a free claim check if the problem is disrepair such as damp, mould, a leak or broken heating and it is still not fixed. We check whether you may have a claim and refer suitable matters to a panel solicitor. Call free on 0800 030 4669.
To find Birmingham Council's housing complaints email and online form, search "Birmingham Council housing complaints policy" on their official website. They're required to publish it.
More on Birmingham Council complaintsSample complaint email to Birmingham Council
Subject: Formal complaint: disrepair at [your address], Birmingham Dear Birmingham Council, I am writing to formally complain about disrepair at my council home at [your address]. The issue: [describe damp / mould / leak / broken heating / other, be specific about rooms, when it started, and any health impacts]. I reported this on [date] via [phone / email / portal / in person]. The reference number is [reference if any]. To date, no proper repair has been completed. LEGAL POSITION: Under Section 11 of the Landlord and Tenant Act 1985, you have a statutory duty as my landlord to keep the structure and installations of my home in repair. Under the Homes (Fitness for Human Habitation) Act 2018, my home must be fit for human habitation. Under Awaab's Law (Section 10A LTA 1985, in force 27 October 2025), as a social landlord you must, for an emergency hazard, investigate and make safe within 24 hours; for a significant hazard, investigate within 10 working days, complete the relevant safety work within 5 working days of finishing that investigation, and send a written summary of findings within 3 working days of the investigation. This letter constitutes formal notice. Please acknowledge within 5 working days and issue a stage-1 response within 10 working days, as required by your published complaints policy and the statutory Complaint Handling Code. If you fail to respond or to act within these timeframes, I reserve all my rights including escalation to the Housing Ombudsman and a legal claim for compensation. Yours faithfully, [Your name] [Your address] [Your phone] [Your email]
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Landlords in Birmingham
Most-reported issues in Birmingham
Damp and mould
Awaab's Law deadline: 10 working days
Your rights
Broken heating and hot water
Awaab's Law deadline: 24 hours
Your rights
Structural defects
Awaab's Law deadline: not yet set (phased in by 2027)
Your rights
Leaks and flooding
Awaab's Law deadline: 24 hours
Your rights
Common questions, Birmingham
How long does my landlord have to fix repairs in Birmingham?
Awaab's Law (added to the Landlord and Tenant Act 1985, in force from 27 October 2025) gives your landlord in Birmingham, whether the council or a housing association, fixed deadlines. An emergency hazard must be investigated and made safe within 24 hours. A significant hazard, such as damp or mould, must be investigated within 10 working days, and the relevant safety work completed within 5 working days of the investigation ending. They must also send you a written summary within 3 working days of the investigation.
How do I report damp and mould in Birmingham?
Report it to your landlord in writing if you can, by email or their online portal, or by phone with a reference number, and keep a copy. Describe the damp or mould, when it started, and any effect on your health. The Awaab's Law deadlines only start once you have reported the hazard. If your landlord does not act within those deadlines, you may have a claim, speak to us.
Can I claim compensation for disrepair in Birmingham?
Yes. If you reported a hazard and your Birmingham landlord ignored it past the Awaab's Law deadlines, you may be able to claim compensation. How much depends on how long it went on, how serious it was, and any effect on your health, so we cannot promise a figure. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.
Who do I complain to about housing in Birmingham?
Start with a formal stage 1 complaint to your landlord, then a stage 2 escalation if you are not satisfied. If it is still unresolved, or 8 weeks have passed, you may have a claim, speak to us.
What are my rights if I have no heating or hot water in Birmingham?
No heating or hot water is usually an emergency, especially in winter or if someone in the home is very young, elderly, or unwell. Your landlord in Birmingham, whether the council or a housing association, must make an emergency hazard safe within 24 hours under Awaab's Law. If they leave you without heating or hot water, you may be able to claim compensation for it.
What can I do if my repairs are not being done in Birmingham?
If the council or your housing association is not fixing repairs after you reported them, put your complaint in writing and keep a copy. If they miss the Awaab's Law deadlines or keep ignoring you, you may have a disrepair claim, which does not affect your rent or your tenancy. Speak to us.
By: Support for Tenants editorial team
Last updated:
Reviewed against current housing law for England and Wales as at 15 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only, not a promise; every case is different.