How to Report a Landlord to the Council — Hazards, Repairs, and Enforcement

When to Involve the Council

The first step for any repair issue should always be your landlord. Put the problem in writing, keep a copy, and give them a reasonable time to respond — 24 hours for a heating failure in winter, 7–14 days for less urgent issues. But when a landlord repeatedly ignores repair requests or refuses to act on hazards that affect your health and safety, your local council has significant enforcement powers.

Reporting to the council is not a dramatic or nuclear option. It is a legitimate, legal process that costs you nothing, and tenants are legally protected from retaliatory eviction for making a report.

The Housing Health and Safety Rating System

The Housing Health and Safety Rating System (HHSRS) is the framework councils use to assess hazards in private rented homes. It covers 29 categories of hazard including damp and mould growth, excess cold, fire, falls, electrical hazards, food safety, and noise.

Category 1 Hazards

A Category 1 hazard is one that poses a serious and immediate risk to the health or safety of occupants. When a council identifies a Category 1 hazard, it is **obliged by law** to take enforcement action. The council does not have discretion — they must act.

Examples of Category 1 hazards:

• Severe damp and mould causing respiratory health risks
• Dangerous electrical wiring or circuits
• A defective boiler presenting carbon monoxide risk
• Severe structural instability
• No working heating in winter

Category 2 Hazards

A Category 2 hazard poses a lower (though still real) risk. The council has discretion to act on Category 2 hazards but is not required to do so.

How to Report to the Council

Contact your local council's **environmental health department** (sometimes called private sector housing or housing standards). You can usually find the reporting route on your council's website. Most councils now accept reports online.

What to include in your report:

• Your name and address (note: councils can investigate anonymously in some circumstances if you are afraid of retaliatory action)
• A description of each hazard
• How long the problem has existed
• Evidence you have already asked your landlord to repair it (copies of emails or letters)
• Photographs of the problem

The council will arrange an inspection. An inspector trained in HHSRS will visit and assess the hazards they find.

What Enforcement Action the Council Can Take

**Hazard Awareness Notice** — Notifies the landlord of hazards but does not require specific action. Used for lower-level Category 2 hazards.

**Improvement Notice** — Requires the landlord to carry out specified works within a set time (usually 28 days minimum). The landlord can appeal to the First-tier Tribunal.

**Prohibition Order** — Restricts or prohibits use of part or all of the property. The landlord cannot use the affected part until they comply. This can be suspended if works are carried out.

**Emergency Remedial Action** — Where there is an imminent risk to life, the council can carry out the works themselves without notice and recover the cost from the landlord.

**Emergency Prohibition Order** — Immediate restriction on use of the property.

Retaliatory Eviction Protection

Under the Renters Rights Act 2025, protections against retaliatory eviction when you report hazards are significantly strengthened. A landlord who tries to evict you after you have made a legitimate complaint — to them or to the council — faces considerable legal obstacles in doing so. Courts will look carefully at the timing and motivation of any possession claim following a complaint.

Your Own Obligation Under Section 11

Section 11 of the Landlord and Tenant Act 1985 places the responsibility for structural and installation repairs firmly on your landlord. This includes the structure and exterior of the property, plumbing, drainage, heating, and gas and electricity supply. You are responsible for internal decoration and minor items, but not for defects arising from the age or construction of the building.

Free Legal Advice

• **Shelter England:** shelter.org.uk or 0808 800 4444 (free)
• **Citizens Advice:** citizensadvice.org.uk
• **Your local council's housing options service**

Keep copies of all your communications in Property Passport UK so that if formal action becomes necessary, your entire correspondence history is organised and ready to share.