Fire safety, smoke alarms and fire doors at Birmingham City Council
If you rent from Birmingham City Council and your fire safety, smoke alarms and fire 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 Birmingham City Council must do and how to act.
Why this matters
Birmingham's housing repairs were already under regulatory scrutiny before the financial crisis. Tenants who've waited months for major works should know that financial pressure on the council does not lawfully extend Awaab's Law deadlines or remove Section 11 duties. Specifically for fire safety, smoke alarms and fire doors, Smoke inhalation and burns if a fire does start is a recognised health risk under Section 11, Landlord and Tenant Act 1985 + Smoke and Carbon Monoxide Alarm Regulations 2015 + Regulatory Reform (Fire Safety) Order 2005, and Birmingham City Council have a legal duty to act.
The legal anchor
Section 11, Landlord and Tenant Act 1985 + Smoke and Carbon Monoxide Alarm Regulations 2015 + Regulatory Reform (Fire Safety) Order 2005 gives you the right to repairs in a reasonable time. Under Awaab's Law (in force October 2025), Birmingham City Council have in scope from Phase 2 (2026) or Phase 3 (2027) of Awaab's Law, and already covered by Section 11 LTA 1985 from the moment you reported the problem.
What to gather
- Press the test button on any alarm and photograph the result, or lack of a beep
- Photograph a fire door that won't close, plus any gaps, damaged seals, or a missing self-closer
- Note the date you reported it in writing and keep copies of every message to your landlord
Contact: Birmingham City Council complaints team (visit their website for the current address)
FAQs
Can I claim against Birmingham City Council for fire safety, smoke alarms and fire doors?
Yes. Birmingham City Council have a legal duty under Section 11, Landlord and Tenant Act 1985 + Smoke and Carbon Monoxide Alarm Regulations 2015 + Regulatory Reform (Fire Safety) Order 2005. 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 Birmingham City Council have to fix fire safety, smoke alarms and fire doors?
Under Awaab's Law, Birmingham City Council must act within in scope from Phase 2 (2026) or Phase 3 (2027) of Awaab's Law, and already covered by Section 11 LTA 1985. If the problem is dangerous (24-hour emergency category), they must act immediately.
What if Birmingham City Council 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 Birmingham City Council?
You don't have to arrange one yourself. We offer a no-win-no-fee panel of SRA-regulated solicitors who can take it on. Largest council landlord in England (~60,000 homes). 2023 regulatory notice over major H&S failings. Section 114 council.
Related
Closing thought
Largest council landlord in England (~60,000 homes). 2023 regulatory notice over major H&S failings. Section 114 council. 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.
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