If you rent a property in England and are concerned about unsafe, unfit, or poorly maintained accommodation, your local council can investigate and may inspect your home. This guide explains how to report housing disrepair, what happens during a council housing inspection, the enforcement action available to the council, and your rights as a tenant.
When Should You Contact the Council?
If you have reported repairs, damp, or poor conditions to your landlord and they have not put things right within a reasonable time, you can ask your local council for help. Councils in England use the Housing Health and Safety Rating System (HHSRS) to assess risks such as mould, cold, and electrical hazards under the Housing Act 20041.
Common Problems Council Can Investigate
- Damp, mould, and condensation
- Faulty heating or hot water
- Broken windows, doors, or locks
- Unsafe electrics or gas
- Pest infestations
- Fire, trip, or structural hazards
Before contacting the council, it is good practice to give your landlord written notice of the problem and a reasonable time to fix it. Keep copies of your messages and any replies.
How Council Housing Inspections Work
After receiving your complaint, the council may:
- Contact you for more details
- Arrange an inspection of your home, usually with at least 24 hours’ notice
- Assess risks using HHSRS and decide whether action should be taken
The inspection is used to assess hazards and decide whether the landlord needs to take action. If the council finds a serious category 1 hazard, it can order the landlord to fix the problem. Lesser category 2 issues can also be addressed with council action.
Council Powers: Notices and Enforcement
- Improvement Notice: The council orders the landlord to make repairs by a set deadline.
- Emergency Remedial Action: For severe, immediate dangers, the council can organise urgent repairs and bill the landlord.
- Prohibition Order: Stops the property, or part of it, being used if it is dangerous.
Relevant Official Forms and How to Use Them
-
Complaint to Local Council – Housing Disrepair
- Form Name: The council’s housing or ‘report disrepair’ online form. The name and process vary by council.
- When to Use: Use it if your landlord has not fixed health or safety issues within a reasonable time after written notice.
- Practical Example: If your flat is damp and your landlord ignores your requests, submit a complaint through your local council’s housing standards page using find your council and report here.
- Official Source: Report a housing issue to your council
-
Retaliatory Eviction Protection
- Legislation: Section 33 of the Deregulation Act 2015
- How it Works: If the council serves an Improvement Notice, your landlord is prevented from serving you with a section 21 eviction notice for at least six months.
- Official Source: Retaliatory eviction protections (Deregulation Act 2015)
Most councils use online portals or telephone helplines. Check your own council’s website for the most up-to-date process using the official ‘Find your local council’ tool.
What Happens After the Inspection?
After inspecting the property, the council can:
- Confirm whether repairs are needed
- Formally order the landlord to fix problems, usually with an Improvement Notice
- Take emergency action if the property is unsafe
- Follow up to check that repairs are completed
Your landlord must allow council officers access to inspect. Failure to comply can result in further penalties.
Your Rights and Relevant Legislation
- Key Law: Housing Act 2004
- Fitness for Human Habitation: Homes (Fitness for Human Habitation) Act 2018
- Security of Tenure: You are protected from eviction as retaliation for raising disrepair concerns through Deregulation Act 2015, Section 33.
For disputes that cannot be resolved, you or your landlord may appeal council notices at the First-tier Tribunal (Property Chamber) in England.
Action Steps for Renters
- Report the repair issue to your landlord in writing and keep all correspondence.
- If there is no response or the repair is not made, contact your local council through its official online portal or helpline.
- Arrange a council inspection if advised.
- Cooperate with the council inspector during the visit.
- If you receive an Improvement Notice, understand your legal rights and ensure that no retaliatory eviction occurs.
Keep records of communications, photographs, notices, and council references for your own records and for any possible appeal.
FAQ on Council Housing Inspections
- Can my landlord evict me for complaining to the council about repairs?
Generally, no. If the council has served an Improvement Notice or Emergency Remedial Action Notice, your landlord cannot use a ‘no-fault’ (section 21) eviction for at least six months under the Deregulation Act 2015. - How do I start a complaint with my local council?
You can usually use your council’s ‘report housing disrepair’ page or call its housing standards team. Find contact details with the Find your local council tool. - What happens if my landlord refuses the council’s request for repairs?
The council can take enforcement action. This might include making the repairs itself and charging the landlord, or prosecuting the landlord for non-compliance. - Will the council charge me for the inspection?
No. As a tenant, you will not have to pay for the inspection. Costs may be charged to the landlord if enforcement action is required. - Which tribunal handles appeals or disputes about housing notices?
The First-tier Tribunal (Property Chamber) manages these appeals.
Need Help? Resources for Renters
- Government Guide to Private Renting
- Find Your Local Council – Disrepair Contacts
- First-tier Tribunal (Property Chamber) – England
- Shelter England – Repairs Advice
