Birmingham City Council’s repair obligations
As a council landlord, Birmingham City Council owes every one of its tenants the same legal duties as any social landlord in England and Wales. Under Section 11 of the Landlord and Tenant Act 1985, the Council must keep the structure and exterior of your home in repair — including the roof, walls, windows, doors, drains and gutters — and keep the installations for heating, hot water, gas, electricity and sanitation in proper working order.
The Homes (Fitness for Human Habitation) Act 2018 goes further: your home must be fit to live in, free from serious hazards such as damp and mould, and safe for you and your family throughout your tenancy. The Housing Ombudsman has made clear that social landlords are expected to take a proactive approach to disrepair — particularly damp and mould — rather than waiting for problems to escalate.
Temporary fixes don’t discharge the duty. A coat of anti-mould paint over a damp wall, or a patched-up boiler that fails again weeks later, is not a proper repair. If the underlying problem keeps coming back, you may still have a claim.
What your compensation can include
A disrepair claim isn’t only about money — its first job is getting your home fixed. But where the Council has left you living in poor conditions, you can also be compensated:
| Type of award | What it covers |
|---|---|
| Rent rebate | A refund of rent for the time your home wasn’t fully habitable, weighted by how severe the disrepair was and how long it lasted. |
| Health impact | Compensation for physical or mental health conditions caused by the conditions — respiratory problems, skin complaints, stress and anxiety. |
| Damaged belongings | The cost of replacing furniture, clothing, electronics and household goods ruined by damp, mould or leaks. |
| Inconvenience | An award for the disruption to your daily life, reflecting how seriously the disrepair affected you and your household. |
How we help — and what it costs you
Nothing, unless you win. We act for tenants on a strict no win, no fee basis: no upfront payments, and no fee at all if your claim doesn’t succeed. Our SRA-regulated team has 40+ years of experience protecting tenants and has helped 5,000+ clients across the UK. We deal with the Council directly, instruct an independent surveyor, and negotiate until the repairs are done and your compensation is paid.
Keep everything. Repair reports, reference numbers, emails, texts, photos and receipts all strengthen your claim. The more of a paper trail you have, the faster we can move.