If your council or housing association ignores repairs, you have rights. Awaab's Law sets deadlines for repairs. Here is how to act.
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In short
You have rights, and you do not have to put up with it. Put your complaint in writing, keep a record, and if the council still does nothing, a no-win-no-fee claim is an option. You do not need any money to start.
Key facts
- The 2024 to 2025 English Housing Survey found about 9% of homes in England, around 2.3 million, had a category 1 (most serious) hazard under the HHSRS. In the private rented sector the figure was 10%. English Housing Survey 2024-25, GOV.UK
- The same survey found about 15% of homes in England, around 4.0 million, did not meet the Decent Homes Standard. In the private rented sector the figure was 22%. English Housing Survey 2024-25, GOV.UK
What the law says
Section 11 of the Landlord and Tenant Act 1985 makes your landlord responsible for repairs. If your landlord is a council or housing association, Awaab's Law also applies.
Since 27 October 2025, they must make an emergency safe within 24 hours, look at a serious hazard within 10 working days, send you a written summary within 3 working days after that, and complete the safety work within 5 working days of the investigation ending (larger follow-on jobs must start within 12 weeks). If they miss these, they are breaking the law.
What to do
- Report the problem in writing. A text, email, or letter all count. Keep a copy.
- Use the council's official complaints process and ask for a complaint reference.
- Keep a diary of every call and visit, with dates.
- Take dated photos of the problem.
- See your doctor if your health is affected, and ask for a short note.
If they still do nothing
A no-win-no-fee claim is one route open to you.
- A Conditional Fee Agreement may fund the solicitor's work. 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.
Support for Tenants is a regulated company, not a solicitor. We connect you to panel solicitors and tell you honestly which route is right for you.
If the council has ignored your reports, you may have a claim, call us free on 0800 030 4669. Read more about your rights as a tenant.
Talk to someone
If your council is ignoring you, call us free on 0800 030 4669. A real person will help.
Sources
- Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
- Housing Act 2004 (legislation.gov.uk)
- Awaab's Law: guidance for social landlords (GOV.UK)
- Housing Ombudsman Service
We review every guide at least twice a year and update it when the law changes. If you spot something out of date or wrong, email help@supportfortenants.co.uk.
Reviewed against current housing law for England and Wales as at 20 May 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.
Related guides
What are your rights as a tenant? Landlord obligations under UK law
Plain-English guide to tenant repair rights. English and Welsh law are explained separately, with repair timeframes and steps when a landlord ignores you.
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What is Section 11? (Landlord and Tenant Act 1985, plain English)
Section 11 is the law that makes your landlord responsible for repairs to the structure, exterior, and key services of your home. Plain English explainer.
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What is Awaab's Law? (plain English)
Awaab's Law sets strict legal deadlines for social landlords to fix damp, mould, and emergency hazards. Here's what it means for tenants.
Read
Still stuck?
Call us free or start a claim online. We'll tell you honestly whether you have a case worth pursuing.