If your home is affected by damp and mould, no heating or hot water, dangerous electrics, fire risks, or other serious hazards, you don’t have to keep chasing your landlord with no results. Specialist housing disrepair barristers can use a No Win, No Fee approach to push for urgent repairs and seek compensation for the impact on your health, belongings, and day-to-day life.
This is especially powerful in social housing, where the legal landscape is being tightened through awaabs law housing repair compensation claims measures under the Social Housing Regulation Act 2023, alongside long-established duties such as Section 11 of the Landlord and Tenant Act 1985. Together, these rules are designed to ensure landlords act quickly when tenants report serious hazards.
What “housing disrepair” means in practice (and why it matters)
Housing disrepair isn’t just cosmetic inconvenience. It usually involves conditions that can damage your home, your belongings, and potentially your health. Common examples include:
- Category 1 damp and mould (including persistent condensation, penetrating damp, and severe mould growth)
- Excess cold caused by poor insulation or ongoing boiler faults
- Heating and hot-water failures that keep recurring without a permanent fix
- Fire and electrical hazards, such as unsafe wiring or non-compliant fire safety measures
- Contamination and waste hazards, such as wastewater leaks, lead concerns, or poor ventilation causing unhealthy air
When these issues are reported and not addressed properly, a housing disrepair claim can do two key things: compel the landlord to carry out works and seek damages (compensation) for the impact you’ve experienced.
The legal standards your claim can rely on
Section 11 of the Landlord and Tenant Act 1985 (core repair duties)
Section 11 is a foundational duty requiring landlords to keep key parts of the property in repair. This commonly includes the structure and exterior and essential installations such as:
- water supply and plumbing
- gas and electricity installations
- sanitation (such as sinks, toilets, drains)
- space heating and hot water
In a claim, Section 11 is often used to show the landlord has clear repair responsibilities that go beyond “sending someone out” for a temporary patch.
Awaab’s Law and the Social Housing Regulation Act 2023 (faster action on serious hazards)
Awaab’s Law is widely discussed as a step-change for social housing standards, with new requirements designed to drive faster response times for serious hazards (especially damp and mould) and prevent prolonged exposure to unsafe living conditions.
Under the framework described in connection with Awaab’s Law measures, strict timeframes are expected to apply, including:
- 24 hours for emergency hazards
- 5 days for damp and mould hazards
- 14 days for investigations
In practice, these deadlines strengthen a legal argument that delays are not acceptable where health and safety are at risk.
Repair deadlines at a glance
| Issue type | Expected legal urgency (Awaab’s Law timeframes) | Examples |
|---|---|---|
| Emergency hazards | Within 24 hours | No heating in dangerous cold conditions, major electrical danger, severe leaks causing immediate risk |
| Damp and mould hazards | Within 5 days | Black mould spread, persistent damp affecting bedrooms, mould linked to breathing issues |
| Investigation stage | Within 14 days | Root-cause assessment, surveys, diagnosis of ventilation/insulation/penetrating damp causes |
These timeframes are particularly persuasive when your case includes vulnerable occupants (such as young children, elderly residents, or people with respiratory conditions) or where symptoms worsen when the disrepair persists.
What you can claim for: hazards that threaten tenant health
1) Category 1 damp and mould
Damp and mould claims often focus on severe or persistent conditions that are treated as serious hazards. Examples frequently raised in claims include:
- persistent condensation that returns after “wipe-down” advice
- penetrating damp from external walls, roofs, or defective guttering
- toxic black mould (often associated with Stachybotrys) where spread is extensive
Health impacts cited in these cases can include respiratory symptoms, asthma attacks, and skin irritation. Strong claims usually connect the property conditions to documented symptoms and repeat reports.
2) Excess cold and thermal comfort issues
Excess cold can be a serious hazard, especially for vulnerable residents. Claims may involve:
- a faulty boiler system with repeated breakdowns
- inadequate or missing insulation
- persistent low indoor temperatures supported by logs
The benefit of legal action is that it can drive a permanent solution, not a cycle of temporary call-outs.
3) Heating and hot-water failures
Hot water and heating are essential services. Where repairs keep failing, a claim can push for:
- replacement of the boiler rather than repeated short-term fixes
- related works that prevent recurrence (for example insulation improvements)
- compensation for disruption and loss of amenity
4) Fire and electrical hazards
Safety hazards are treated with high urgency. Claims can involve issues such as:
- electrical faults and unsafe wiring
- fire safety non-compliance concerns
- risk conditions that increase danger to occupants
Where there is an immediate risk, the legal strategy can focus on urgent action to protect health and safety.
5) Contamination and waste hazards
These cases can include:
- wastewater leaks or sewage exposure
- poor ventilation causing unhealthy indoor air
- concerns such as lead exposure where relevant evidence exists
When properly evidenced, these claims can lead to swift remedial work and compensation where conditions have materially affected your home life.
The evidence that makes a housing disrepair claim strong
Successful housing disrepair claims are built on clear proof. The good news is that most of the evidence is straightforward to gather during everyday life in the property.
Key evidence checklist
- Documented complaints: dates you reported issues to the landlord, housing association, or council (emails, portal reports, letters, reference numbers)
- Photographs and videos: show mould spread, water damage, broken heating controls, leaks, damaged plaster, damaged belongings
- Repair logs: records of call-outs, missed appointments, repeat failures, temporary repairs
- Medical evidence: GP notes, hospital letters, prescriptions, or evidence of symptom flare-ups linked to the home conditions
- Temperature or humidity logs: particularly helpful in excess cold or damp cases
- Witness notes: short statements from household members about the day-to-day impact
A dedicated case handler can help you identify what you already have and what would be most useful to add, without making the process feel overwhelming.
How specialist barristers use the Housing Disrepair Pre-Action Protocol to get results
The Housing Disrepair Pre-Action Protocol is an established formal process designed to encourage resolution before court action becomes necessary. It can be highly effective at prompting landlords to engage meaningfully and commit to repair schedules.
What the Protocol approach can achieve
- Clear communication of the defects, the legal basis, and the remedy required
- Pressure to respond properly rather than offering repeated temporary fixes
- A structured route toward inspections, scope of works, and timetables
- Negotiation of compensation based on the impact on living conditions and health
Because the Protocol is a recognized process, landlords are far more likely to treat the complaint seriously when it is presented with legal clarity, supporting evidence, and a firm timetable.
No Win, No Fee: what it means for tenants
A No Win, No Fee arrangement (often structured as a Conditional Fee Agreement) is designed to reduce financial risk for tenants who need legal help but cannot afford to pay upfront.
Key tenant benefits
- Access to specialist representation without paying legal fees upfront
- Confidence to act even when a landlord has ignored complaints for months
- Motivated case strategy focused on winning repairs and damages efficiently
- Free initial consultation so you can understand prospects before committing
In practical terms, it means you can pursue urgent repairs and compensation with a professional team behind you, while keeping control of your household budget.
Positive outcomes: examples of repairs and compensation secured
Real-world results matter, especially when your family’s health is affected. Below are examples of outcomes achieved through formal pre-action steps and strict enforcement of duties.
Severe mould in a Manchester council property
A family with two young children reported black mould in bedrooms and the bathroom multiple times over around 18 months. The landlord did not address the root cause. After legal action was initiated using the Housing Disrepair Protocol, the landlord completed repairs within two weeks and agreed a compensation settlement.
Evidence that supported the outcome included:
- documented history of repeated complaints
- medical evidence of respiratory symptoms
- photographic evidence showing the spread and severity
Heating failure and insulation works for an elderly tenant in Birmingham
An elderly tenant experienced repeated boiler problems across three winters. Despite multiple emergency call-outs, no permanent resolution was provided. Following legal intervention referencing Awaab’s Law timeframes and repair obligations, the housing association installed a new boiler system and improved insulation.
Evidence that supported the outcome included:
- vulnerable tenant status considerations
- call-out and repair records showing repetition
- temperature logs demonstrating inadequate heating
These examples show the practical benefit of combining strong evidence with a structured legal process: repairs completed faster and compensation recovered for the disruption and harm caused.
What to expect when you start a claim
A clear process helps you feel in control. While every case is different, most claims follow a similar path.
- Free initial consultation: discuss the hazards, who your landlord is, and how long the problems have lasted
- Prospects assessment: a dedicated case handler reviews evidence and identifies what will strengthen the case
- Protocol steps begin: the landlord is formally required to engage, respond, and move toward remedies
- Repairs and timetable: inspections and work schedules are agreed or pushed forward
- Compensation negotiation: damages for distress, inconvenience, and losses are pursued where supported
- Resolution: many cases settle with completed works and compensation, without needing a contested hearing
Throughout, the aim is simple: get your home made safe and habitable and recover fair compensation for what you’ve been put through.
How to prepare today (quick, practical steps)
- Start a timeline: write down dates when issues began, when you reported them, and what responses you got
- Take clear photos: wide shots for context and close-ups for detail, repeated weekly if conditions persist
- Keep receipts: damaged items, dehumidifier costs, extra heating costs (where relevant and accurate)
- Request copies of repair records: call-out notes and job numbers can be powerful
- Check who is affected: note any children, elderly residents, or existing medical conditions in the household
These steps can significantly improve the speed and strength of a claim assessment.
Frequently asked questions
Do I have to wait for the landlord to “finish investigating” before getting legal help?
No. If serious hazards are present, early advice can be beneficial. The goal is to move from endless back-and-forth to a structured process with clear expectations and deadlines.
Can I still claim if the landlord has sent contractors before?
Yes. Repeat call-outs without a lasting fix can support a case that the landlord has not properly addressed the underlying defect, especially where damp and mould keep returning or heating failures persist.
What if the disrepair is affecting my health?
Health impact is a key part of many claims. Medical evidence, symptom timelines, and photographs of conditions can help link the hazard to the effects you’re experiencing.
Is a No Win, No Fee claim only about compensation?
Compensation is important, but many tenants pursue claims primarily to get repairs completed and to restore safe living conditions quickly, with damages reflecting the disruption and harm caused.
Take the next step: a free consultation can clarify your options
If you’re dealing with severe damp and mould, excess cold, broken heating or hot water, electrical or fire hazards, or contamination risks, a free initial consultation with a specialist housing disrepair team can help you understand:
- whether your issues meet the threshold for a strong claim
- what evidence will make the biggest difference
- how Awaab’s Law timeframes and Section 11 duties can be applied
- how quickly the Housing Disrepair Pre-Action Protocol can push repairs forward
With a dedicated case handler and a No Win, No Fee structure, you can pursue a safer, healthier home while aiming for a fair compensation outcome based on the facts and evidence.
