There’s no getting away from it. Housing disrepair in the UK is at crisis point. From damp and mould to leaking roofs and broken heating systems, unsafe living conditions are affecting millions of people across the country – with a knock-on impact on health (both physical and mental) and quality of life.
And while this issue spans both private and social housing, recent attention has highlighted problems faced by many housing association tenants, who expect their homes to meet clear standards of safety and repair.
Read on to uncover the scale and impact of the housing disrepair crisis – and explore what action you can take if you’re a housing association tenant living in a poorly maintained home.
How widespread is housing disrepair?
Housing disrepair is far from an isolated issue. According to the most recent government figures, 3.5 million households (14%) in England live in a home that has failed to meet the Decent Homes Standard. And damp is one of the most common issues, experienced by 1 million households (4%).
What’s more, 2025 saw record levels of complaints, with the Housing Ombudsman reporting a 474% rise since 2019-20. Contributing to this surge, complaints from social housing tenants about property condition have risen sharply; the Ombudsman has repeatedly criticised landlords for slow responses, poor communication and failures to properly address issues that have health and safety implications.
Awaab’s Law – named after two-year-old Awaab Ishak who died after being exposed to mould at his home in Rochdale – came into effect for social housing in October 2025. Mandating strict timeframes for landlords to investigate and fix damp, mould and emergency hazards, the law requires inspections to be made within 10 working days, and that emergency repairs are addressed within 24 hours.
It’s important to note that social housing generally performs better than the private rented sector. However, a significant chunk of housing association and council properties still fall below acceptable standards, often due to persistent damp, mould, poor insulation or delays in essential repairs.
What impact does housing disrepair have on individuals and families?
Social landlords have a clear duty to provide homes that are safe and fit to live in. However, 2022’s cross-party Levelling Up, Housing and Communities Committee found that some social housing had deteriorated so badly that it was unfit for human habitation. Unsurprisingly, the impact for individuals and families can be wide ranging and often devastating:
Physical health – The most obvious effect of living in an unsafe environment is physical.
Damp and mould have a well-documented impact on respiratory conditions like asthma and bronchitis. And they’re particularly harmful to children, older people and those with existing health issues. For example, the 2025 Medact Home, Sick Home report found that two thirds of health workers reported seeing children experiencing respiratory conditions caused or worsened by mould or damp at least one a month.
Beyond this, cold homes caused by faulty or inefficient heating also increase the risk of illness – exacerbating cardiovascular conditions, for example – while hazards like faulty electrics or structural problems present direct safety risks.
Emotional strain – The emotional toll of living with unresolved disrepair can often be exhausting and demoralising.
From chronic stress and anxiety to depression and sleep disruption, poor living conditions can significantly impact mental health. Meanwhile, repeatedly reporting the same issues, waiting months for repairs, or seeing problems return after poor-quality work can leave people feeling ignored or powerless. And for families, it can mean children growing up in unhealthy environments, despite ongoing efforts to get help.
Financial pressure – Social housing is designed to be affordable. However, disrepair can still have economic consequences.
For example, poor insulation and malfunctioning heating systems can drive up energy bills, while leaks or damp can damage furniture, clothing and personal belongings. Some tenants also feel forced to spend their own money on temporary fixes when repairs are delayed.
Social wellbeing – If your home isn’t safe and warm, it can have a knock-on effect on your wellbeing and enjoyment of life. And if you’ve repeatedly tried and failed to resolve issues with your housing association, the subsequent loss of trust can be demoralising.
What are housing associations responsible for?
Housing associations have legal responsibilities to keep their properties in safe, secure and good repair. This typically includes responsibility for:
- Structural elements like roofs, walls, windows and doors
- Damp and mould caused by disrepair
- Heating and hot water systems
- Electrical wiring, gas safety and plumbing
Once a housing association is aware of a problem, it’s expected to act within a reasonable timeframe, and within 24 hours for an emergency hazard.
What can you do, if you’re a housing association tenant experiencing housing disrepair?
All social housing tenants can complain about disrepair issues to their landlord. And if you’re not satisfied with the response, you can escalate this to the Housing Ombudsman. If you’re experiencing housing disrepair, these are some practical steps you can consider:
Report the problem – Notify your housing association as soon as possible and keep a written record. Emails or letters, plus repair reference numbers and dates are all important. Be clear about what the issue is, when it started and how it impacts your living conditions.
Gather evidence – Take photos or videos – on your phone so they’re dated – of the disrepair. It’s also a good idea to keep notes relating to how long the problem has persisted. If the issue’s affecting your health, keep a record of that too, including any medical correspondence.
Use the housing association’s complaints process – All housing associations are required by law to have a clear and accessible complaints procedure covering process, accessibility, timeframes and more. If repairs are delayed or repeatedly carried out poorly, escalating the issue through this process can be an important step.
Escalate if necessary – If you can’t resolve the issue by complaining to the association, you can contact the Housing Ombudsman, which investigates complaints about social landlords. Local councils also have powers to inspect properties and take action in cases where serious hazards exist.
Consider a housing disrepair claim – If your housing association has failed to carry out necessary repairs despite being notified – or if they’ve carried out repairs but the same issues came back – you may be able to pursue a housing disrepair claim. This is where you seek compensation for the impact of the disrepair and require the landlord to complete the repairs.
Specialist advisers can help you understand whether it’s appropriate in your situation. There are no fixed circumstances, but tenants find it can be helpful where problems have gone on for a long time, where previous complaints haven’t resulted in the required action, or when it’s becoming too stressful or time-consuming. Support from an expert housing disrepair service can help to ease the pressure – for example, our solicitors manage all communication, provide support with evidence gathering, and liaise with the association on your behalf.
Living with unresolved housing disrepair?
The housing disrepair crisis affects millions of people across the UK, including many living in housing association homes. While the problem can feel overwhelming, you’re not powerless. Understanding your rights, keeping good records and knowing where to turn for support can make a real difference in challenging poor conditions and pushing for housing that’s safe and secure.
At Harrington Sinclair Law, we believe that justice should never feel out of reach
If you’re a housing association tenant impacted by disrepair, visit our housing disrepair page to learn more about our service and how we can help.
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