Fire safety, smoke alarms and fire doors at Southern Housing
If you rent from Southern Housing 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 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 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 Southern Housing 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), Southern Housing 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: Southern Housing complaints team (visit their website for the current address)
FAQs
Can I claim against Southern Housing for fire safety, smoke alarms and fire doors?
Yes. Southern Housing 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 Southern Housing have to fix fire safety, smoke alarms and fire doors?
Under Awaab's Law, Southern Housing 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 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 arrange one yourself. We offer a no-win-no-fee panel of SRA-regulated solicitors who can take it on. 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