Living in a house in multiple occupation (HMO) brings practical benefits but also shared responsibilities. If parts of your HMO are in disrepair in England — such as persistent damp, faulty heating, or unsafe electricals — you have clear rights and routes to remedy the problem. This guide explains, in plain language, how tenants and renters can collect evidence, notify landlords, use local council enforcement and, where necessary, make a legal claim. It also lists official forms, timescales and what to expect at the First-tier Tribunal (Property Chamber) or in court. Read on for step-by-step actions, practical examples, and official contacts that will help you bring a disrepair claim with confidence.
Who is responsible and when to act
In most assured shorthold tenancies and similar agreements, the landlord is responsible for maintaining the structure and common parts of an HMO and for ensuring basic services work. Tenants are expected to keep their own rooms and report faults promptly. If the landlord does not repair problems after a reasonable written request, you can escalate to the local council or pursue a claim for disrepair.
Practical steps before making a claim
Follow a clear sequence so you preserve your rights and evidence.
- Contact your landlord or managing agent first in writing and set a reasonable deadline for repair.
- Record the problem with dated photographs, video and a simple log of when the issue started and any health effects.
- Keep copies of tenancy agreements, rent receipts and any written replies from the landlord.
- If an emergency (no heating in winter, gas leaks, severe water ingress) report it immediately and request urgent remedial action.
Using the local council (enforcement)
If the landlord fails to act, you can report the property to your local council’s housing or environmental health team, which can inspect and, if necessary, serve improvement notices. This route is often faster for serious hazards and can result in formal enforcement action against the landlord. When reporting, include your evidence and be clear which parts of the HMO are affected.
Taking a formal claim: tribunal or court
You can pursue a disrepair claim either at the First-tier Tribunal (Property Chamber) or in the county court, depending on the remedy you want and where you live in England. The tribunal commonly handles disputes about housing-related decisions and can award compensation or order repairs; the county court can award damages or rent repayment.
Official forms and when to use them
Below are the main official routes and forms tenants may use. Some processes are online rather than numbered paper forms.
- First-tier Tribunal application (Property Chamber) — use the Property Chamber guidance to apply for repairs or compensation; this is appropriate if you are contesting a housing decision or seeking an order. Example: you have written evidence showing repeated heating failures and want a tribunal order requiring repairs and compensation.[1]
- County Court Money Claim (form N1 or Money Claim Online) — use this to claim damages or compensation if you prefer a court money claim. Example: you decide to claim costs for temporary heating purchases and loss of enjoyment of the property and submit an N1 claim.
- Local council reporting (no national form number) — report hazards to your local council’s environmental health or housing standards team so they can inspect and, if necessary, issue improvement notices. Example: you report mould and electrical faults in shared corridors that affect multiple tenants and ask the council to inspect.[4]
Timescales and evidence
There is no fixed single deadline for all disrepair claims, but you should act within a reasonable time and gather dated evidence promptly. If you delay many months without attempts to get repairs, a tribunal or court may question why you waited. Keep copies of every message, photo, receipts for expenses, and notes of phone calls.
Possible outcomes and remedies
- An order to repair: the tribunal or council can require the landlord to complete specified works.
- Compensation or damages: you may be awarded money for inconvenience, loss, or expenditure caused by disrepair.
- Enforcement notices: councils can issue improvement or prohibition notices for serious hazards.
FAQ
- Can I take my landlord to a tribunal for disrepair in an HMO?
- Yes. You can apply to the First-tier Tribunal (Property Chamber) to seek orders for repair or compensation if informal requests and council action do not resolve the issue.[1]
- Which laws cover landlord repair responsibilities?
- Key statutes include the Housing Act 1988 and the Rent Act 1977 for tenancy frameworks in England; other duties and case law also affect repair obligations.[2][3]
- Should I contact the council before making a tribunal or court claim?
- You should usually report hazards to your local council, especially for serious health and safety issues, because their inspection and notices can strengthen your case and sometimes resolve the problem faster.[4]
How-To
- Gather dated evidence: photos, video, a repair log and copies of tenancy documents.
- Tell the landlord in writing, set a reasonable deadline and keep the messages.
- If no adequate response, report the problem to your local council housing or environmental health team.
- If enforcement or negotiation fails, consider an application to the First-tier Tribunal (Property Chamber) or a county court claim and submit the relevant application or claim form.
Key Takeaways
- Document every fault and contact in writing so you have a clear record.
- Use local council enforcement for serious hazards; it can compel repairs without a tribunal.
- Apply to the First-tier Tribunal (Property Chamber) or use a county court claim when informal routes fail.
Help and Support / Resources
- First-tier Tribunal (Property Chamber) - GOV.UK
- Report a privately rented property to your local council - GOV.UK
- County Court money claim (N1 / Money Claim Online) - GOV.UK
