Council Housing and Housing Association Disrepair Claims

Tenants of councils and housing associations are entitled to expect their homes to remain safe, usable and reasonably maintained. Where a social landlord has been told about a defect but repairs are repeatedly missed, delayed, incomplete or ineffective, a housing disrepair claim may be available.

ASL Solicitors advises social housing tenants in Rochdale, across Greater Manchester and in surrounding areas. We act in eligible claims against councils, local authorities and housing associations, but we do not represent tenants in claims against private landlords.

Get In Touch

Affinity Seven Law Solicitors

4.5

Based on 319 reviews

4.6

516 client reviews

Our Housing Disrepair Services

Damp & Mould Claims

Water Leak and Plumbing Disrepair Claims

Water Leak & Plumbing Disrepair Claims

Heating & Hot Water Disrepair Claims

Structural Disrepair Claims

Housing Disrepair Health & Injury Claims

When might a social housing tenant have a claim?

A claim may arise where a council or housing association is legally responsible for a defect and does not take reasonable action after becoming aware of it. This can include missed contractor appointments, repeated temporary fixes, inspections that are not followed by work, prolonged loss of essential services or complaint responses that do not address the underlying problem.

The repair history is often as important as the condition itself. A serious defect that is reported and repaired promptly may not support a claim. By contrast, a recurring problem documented through repair references, photographs, emails and complaints over several months may demonstrate an ongoing failure. We assess both the condition of the home and the landlord’s response.

Social landlord repair duties, complaints and legal claims

The Landlord and Tenant Act 1985 places important obligations on councils and housing associations, including duties relating to the structure and exterior and installations for water, sanitation, heating and hot water. The fitness for human habitation provisions may also apply where a defect or hazard makes the home unsuitable to live in, even when the issue does not fit neatly within a traditional repair category.

Tenants can use their landlord’s formal complaints procedure and may then ask the Housing Ombudsman to investigate eligible service failures. Complaints can be helpful, but they are not the same as a civil claim seeking repairs and compensation. Awaab’s Law sets enforceable deadlines for emergency hazards and significant damp and mould in social housing. The Right to Repair scheme may also apply to certain small, urgent qualifying repairs, although this particular scheme is generally relevant to secure council tenants rather than all housing association residents.

Council repair duties, complaints and legal claims

How we handle council and housing association claims

Our work is directed towards proving what the social landlord knew, what action it should have taken and what loss resulted from the delay.

1. Confirm the landlord and tenancy: We check that the property is owned or managed by a council, local authority or housing association and that the matter falls within our housing disrepair service.

2. Create a repair timeline: We organise repair references, reports, inspections, contractor visits, complaint stages and promised work into a clear chronology.

3. Identify the legal duties: We consider the statutory, contractual and common law obligations that may apply, together with notice, access and tenant-responsibility issues.

4. Send a Letter of Claim: The landlord receives detailed allegations, the evidence relied upon, proposed expert arrangements and an opportunity to disclose repair records and respond.

5. Seek a defined works programme: Where repairs remain outstanding, we pursue clear start and completion dates instead of a general assurance that the problem will continue to be monitored.

6. Negotiate or issue proceedings: We pursue compensation and costs where appropriate and advise on court action if the council or housing association does not resolve the matter satisfactorily.

Do I need a solicitor for a social housing disrepair claim?

A solicitor is not compulsory, but a social housing case can involve several overlapping routes. The same conditions may give rise to a repair complaint, a Housing Ombudsman investigation, an Awaab’s Law issue and a civil claim, each with different procedures and possible remedies.

We can advise which route is most likely to achieve the required outcome, prepare a protocol-compliant claim and respond to arguments about notice, access or tenant responsibility. Reviewing landlord repair records and expert reports can also reveal that the recorded diagnosis or proposed work does not address the true cause of the defect.

Frequently Asked Questions

There is no fixed number. A single clear report may provide sufficient notice, although repeated reports can help prove that the council or housing association knew the problem remained unresolved.

Potentially. A claim may arise where work was carried out inadequately, failed soon afterwards or did not address the underlying cause. Photographs taken before, during and after the work can be useful evidence.

It is often sensible to use the complaints procedure, and the Housing Ombudsman will usually expect the landlord to have had an opportunity to respond. However, urgent safety issues or limitation concerns may make it inappropriate to wait before seeking legal advice.

The statutory Right to Repair scheme generally applies to certain qualifying urgent repairs for secure council tenants, subject to prescribed conditions and financial limits. Housing association tenants may have different contractual or policy-based repair rights, and wider housing disrepair law can still apply.

Withholding rent can place a tenancy at risk and is generally not advisable without specific legal advice. Rent should normally continue to be paid while repair, complaint and legal routes are pursued.

Relevant material may include the tenancy agreement, repair logs, call notes, contractor reports, inspection findings, internal correspondence, photographs, schedules of work and complaint responses.

A claim may still be possible, although evidence can be harder to preserve and the court cannot order repairs to a property the claimant no longer occupies. Limitation periods continue to run, so early advice is important.

No. ASL Solicitors’ housing disrepair service is for eligible claims against councils, local authorities and housing associations. Claims involving private landlords fall outside this service.

Why choose ASL Solicitors?

Housing disrepair claims benefit from a legal team that understands social landlord repair systems, complaints procedures and the evidence required to pursue a legal remedy.

Social housing experience

We understand the repair and complaint procedures used by councils, local authorities and housing associations.

Detailed chronology

We turn repair references and complaint correspondence into a clear account of delay and unfinished work.

Legally structured claims

We follow the housing conditions protocol and identify the remedies supported by the available evidence.

Personal service

Clients receive straightforward explanations and a consistent point of contact throughout the claim.

Contact Our Solicitors

What Our Clients Say – Testimonials & Reviews

Our commitment to excellence is reflected in the hundreds of 5-star reviews we’ve received on Google and ReviewSolicitors, showcasing the trust and satisfaction of our valued clients.

Affinity Seven Law Solicitors

4.5

Based on 319 reviews

review us on

Vats S.

2 months ago

⭐⭐⭐⭐⭐ I had an excellent experience from start to finish. The team was professional, responsive, and kept me informed throughout the entire process. Everything was handled efficiently, and the payment was processed promptly as promised. Their customer service was outstanding, making what could have been a stressful situation much easier to deal with. I really appreciated their transparency, communication, and attention to detail. I would highly recommend their services to anyone looking for a reliable and trustworthy company. Thank you for all your help and support.

Mesha O.

2 months ago

Alisha & Sania at ASL have been amazing throughout this full process !!! Really appreciate the efforts and time they put into this process for myself & my partner.

So polite and professional throughout. I couldn’t recommend enough.

Salah

2 months ago

I recently used Alisha's services to handle the sale of a commercial property and I couldn't be more pleased with the experience. Throughout the entire process, Alisha was highly efficient and kept everything moving at a great pace. Communication was excellent — I was always kept in the loop and never left wondering what was happening next. It's clear she knows her field well, and her professionalism made what can be a stressful process feel straightforward and hassle-free. I would highly recommend Alisha to anyone in need of a conveyancing solicitor.

Esha A.

4 months ago

I recently had the pleasure of working with Alisha and Sania for the conveyancing of my first home and I am very pleased with the service I received. From start to finish their service was exceptional. They made the whole process smooth and efficient. I would highly recommend Alisha and Sania to anyone in need of a reliable conveyancing solicitor. They exceed all expectations and ensure that completion is done on time. Thank you once again for all your help.

Abdus S.

4 months ago

I used ASL Solicitors for the first time for conveyancing on an auction purchase with a strict deadline.

I initially went with a firm I’ve always used, but due to how slow they were and fearing I would lose out on the property, I decided to switch. ASL stepped in, took over the file, and completed everything on time with great efficiency.

This was my first experience with them, and I’ve already recommended them to friends and family who are equally impressed with their quick, professional service. Highly recommended.

Abbas H.

6 months ago

I had an excellent experience with Affinity Seven Law Solicitors, especially Alisha Saleem. From start to finish, the service was professional, efficient, and very supportive.
The whole process was handled smoothly, and I was kept informed at every stage. Alisha was always helpful, responsive, and guided me clearly through everything.
Thanks to their hard work, I have now received the keys to my new home and I am extremely happy. I highly recommend their services to anyone looking for a reliable and professional solicitor.
Thank you again for all your help!
— Abbas

Kiran I.

6 months ago

I had an excellent experience with Alisha and Sania throughout the purchase of my house. They were professional, thorough, and incredibly responsive at every stage of the process. Everything was explained clearly, deadlines were met, and I felt fully supported from start to finish. Their attention to detail and calm, reassuring manner made what could have been a stressful process feel straightforward.
I can’t thank Alisha and Sania enough for the outstanding service throughout the whole process. They were always approachable, patient, and quick to respond to any questions I had. The whole process was handled efficiently and with great care, which gave me real peace of mind. I felt genuinely supported throughout and would happily recommend them to anyone buying a property.

Kafeel A.

6 months ago

I had an excellent experience with the conveyancing of my first house. The process was smooth, efficient, and stress-free. Special thanks to Alisha ☺️for handling my file so professionally, and sincere appreciation to Waqar🙌, who was outstanding throughout—answering all my questions and keeping me informed at every step of the process with great care and professionalism. 💯 satisfied with the service and highly recommend🫶.

Hajrah S.

7 months ago

Alisha was absolutely fantastic to work with. She went above and beyond to ensure everything was completed quickly and efficiently, even with the challenges of the Christmas holiday period. Her communication was clear, her professionalism outstanding, and she made the entire process smooth and stress free. We truly appreciated her dedication to meeting our fast completion date and wouldn’t hesitate to recommend her to anyone.

amjad parvez B.

7 months ago

Just completed our house purchase on time. It was a complicated process as we bought without an estate agent, but the team handled it brilliantly. I want to give a special thanks to Alisha Saleem and Sania Saleem for their hard work and constant cooperation throughout a very hectic few months. Highly recommended."

Isha B.

8 months ago

I recently entrusted Affinity SLS with the conveyancing of my property, and the calibre of service I received was nothing short of exceptional. From the outset, the team demonstrated remarkable professionalism, meticulous attention to detail, and an unwavering commitment to ensuring a seamless transaction.
I must extend my deepest gratitude to Zainab, Ghaffar, and Waqar, whose expertise and dedication truly set the firm apart. Communication was consistently clear, timely, and reassuring, transforming what is often a stressful process into an experience marked by confidence and clarity. Each of them took the time to explain every step with precision and patience, ensuring I felt fully informed and supported throughout.
Their proactive approach, coupled with their genuine care for my best interests, made all the difference. It is rare to encounter a team that combines such high level competence with warmth, approachability, and integrity.
I would wholeheartedly and without hesitation recommend Affinity Seven Law Solicitors to anyone seeking conveyancing services. Thanks to the exemplary efforts of Zainab, Ghaffar, and Waqar, my experience was exceptional from beginning to end.

Jonathan E.

9 months ago

Many thanks to ASL Solicitors in general and Zainab Ahmed in particular for the work on our recent property sale. She was supportive and guided us through a stressful time. Would happily recommend and would use them again.

Janan K.

9 months ago

I recently got in contact with Alisha from ASL Solicitors after some positive feedback from a friend for my house purchase, and I couldn’t be more pleased with the service I received. Throughout the entire process, she was professional, responsive, and kept me informed every step of the way. Buying a home can be stressful, but Alisha made everything simple and hassle-free. All my queries were answered promptly and clearly. I would highly recommend Alisha and ASL Solicitors to anyone looking for a dependable and efficient service. Thank you so much!

Emmanuel A

9 months ago

Review for Zainab Ahmed (Conveyancing Solicitor)
Zainab was an absolute pleasure to work with—warm, responsive, and genuinely committed to getting the job done. Despite delays from the seller’s side, she stayed on top of the process and ensured we completed on time, helping me avoid additional fees. Her dedication and calm professionalism made a stressful process much smoother. Highly recommended.

Shaila S.

9 months ago

I had a very positive experience with ASL. They took the time to explain the process and quote thoroughly before I decided to proceed, which gave me a lot of confidence. Zainab, who handled my case, was fantastic—always helpful, responsive, and efficient.

Holly W.

10 months ago

Zainab was amazing from start to finish! My husband and I didn’t plan on purchasing so soon, but circumstances changed. Zainab was very efficient, communication was prompt (despite frequent delays and lack of communication from the seller’s solicitors) and all things considered, it was much quicker and easier than we expected. Thank you for all your help. Would definitely recommend.

Imran K.

11 months ago

I had the pleasure of having Pauline Cadman work my family case and I honestly could not recommend her more! She made me feel at total ease and she worked absolute wonders for me, she seemed more like a good friend than a solicitor and I felt she had my best interest at heart and made me feel like we could achieve everything I needed from my case. Super amazing woman

Ahmed

12 months ago

Alisha Saleem and Sania Saleem were excellent. I used ASL for the sale of my house. Fast service. Alisha and Sania were always very quick to respond and always very helpful when I reached out to them. I would definitely recommend!

Saeem A.

1 year ago

If you’re looking to buy a house, I highly recommend ASL. Waqar was incredibly quick to take action and respond. The first solicitor I was dealing with had completely messed up my conveyancing, but thankfully Waqar at ASL stepped in at the final stage, sorted everything out swiftly, and got the job done. Thanks to him, we had the keys in our hands in no time. I’m truly grateful for his efficiency and professionalism in fixing the mess left by the previous solicitor. Thank you, Waqar!

Michael G.

1 year ago

ASL have now dealt with two flat sales for my family. Both had different complexities and they, specifically Zainab Ahmed, dealt with issues fantastically.

Zainab was efficient, easy to communicate with and solved all issues we had during the sales. She also gave sound advice along the way.

Overall a fantastic service at a reasonable price. I would certainly use them again in the future, for future conveyancing needs.

Thanks ASL and Zainab 👍🏻

Samiul M.

1 year ago

Alisha dealt with my first home purchase and I found her to be exceptionally professional, knowledgeable, and responsive throughout the entire process. She handled my case with care, clarity, and efficiency, always keeping me informed and ensuring I understood each step. Her attention to detail and dedication gave me confidence and peace of mind, especially during complex moments.

What stood out most was her genuine commitment to achieving the best outcome, coupled with a friendly and approachable manner. I highly recommend Alisha for anyone seeking reliable and expert legal advice. Thank you for making my house purchase as smooth as possible, you are a credit to your firm and I wish you well. I will definitely be coming back to you for my second purchase very soon.

Wasif S.

1 year ago

I had the pleasure of working with Alisha at Affinity Seven Law, and I couldn't be more impressed with her professionalism, knowledge, and dedication. From our first conversation, Alisha demonstrated a deep understanding of the legal process for our new build and shared ownership property and took her time to explain everything clearly and patiently. She was always prompt in her responses and ensured that I felt supported and informed at every stage. Her attention to detail and genuine care for her clients made a real difference. I highly recommend Alisha to anyone seeking trustworthy and competent legal representation.

Mahbub A.

1 year ago

Alisha was very friendly and always answered any questions I had which made the whole process much easier and smoother.
Perfect firm with perfect service from their staff that have given me a fantastic customer experience.
Will definitely come back if I need anything else and would recommend everyone to trust in them !

Junaid H.

1 year ago

From our very first phone call to the completion of both our house sale and the purchase of a new property, Alisha Saleem was absolutely phenomenal.

It was an incredibly stressful time for us, but Alisha was always available to answer our questions and explain everything thoroughly and professionally.

I highly recommend Affinity Seven Law Solicitors—the service was outstanding, fairly priced, and everything was completed within a tight deadline. Thank you Alisha 🙂

Shamia G.

1 year ago

The service at ASL was amazing they handled everything so well and any problems were taken care of straight away.. would 100% recommend ASL
The process of buying a house was so easy with minimal stress
Alisha was amazing throughout the process she was absolutely fantastic.. thank you once again

Fatima B.

1 year ago

Fast, prompt and efficient. Zainab has been fantastic with handling the legal side of purchasing a house. As a first time buyer, it can be difficult to navigate but she has made the process easy and takes her time to explain things.

ashok N.

1 year ago

Used them for conveyancing , Luke was just amazing. very professional and keeping me up to date with all developments.
Completed the sale in agreed time with no issues.

Great bunch of team.

Paul H.

1 year ago

Zainab was a pleasure to deal with and kept me up to date during the process .

Theos E.

1 year ago

Recently used ASL to purchase a BTL and highly recommend. App was easy to use for quick uploads of documents. Zainab and her communication/updates were excellent. Thorough checks were made.
Fees were on the higher side but worth every penny for speed and efficiency. Would definitely use their services again.

Najab D.

1 year ago

Where do I begin. I had the pleasure of having Alisha Saleem as my conveyancer for selling my property and purchasing my onward property. Alisha went above and beyond to meet our deadline. The communication skills are outstanding. The quality of work always exceeding my expectations. I would definitely recommend her to everyone. A big thank you to Alisha for all her hard work

Z A.

1 year ago

If I could give 10 stars I certainly would! I’m not easily pleased but the service received from ASL in particular Alisha Saleem has been fantastic. She has been helping me on a few buy to let’s doing all the necessary legals. Compared to the other solicitors I have used particularly in the Wilmslow area they are so much quicker and efficient. Thank you so much will definitely be using ASL again.

Wahab S.

1 year ago

I recently had the pleasure of working with Affinity Seven Law Solicitors, and I can't recommend them highly enough—especially Alisha, who was absolutely fantastic throughout the entire process.

As this was my first investment property purchase through a company, I had a lot of questions and needed clear, expert guidance. Alisha was incredibly knowledgeable, responsive, and proactive, ensuring that every step was handled smoothly and efficiently. She kept me informed at all times, explained complex legal matters in a straightforward manner, and made what could have been a stressful experience feel seamless.

Her professionalism, attention to detail, and dedication to client satisfaction truly set her apart. I wouldn’t hesitate to use Affinity Seven Law again for future property transactions, and I highly recommend Alisha to anyone in need of a top-tier solicitor.

Thank you, Alisha, for making this experience so positive!

Asia J.

1 year ago

A HUGE thank you to the team!

Super reliable, fast and efficient!

I was able to purchase my First home with such an amazing team to help us get through the process with ease.

Alisha was fast to answer any questions, making the whole process really smooth.

Definitely recommend you to everyone!

Thank you all once again!

Mohammad S.

2 years ago

I recently had the pleasure of working with Alisha from ASL Solicitors for the conveyancing of my new property, and I couldn’t be more pleased with the service I received.

From start to finish, Alisha was professional, efficient, and incredibly knowledgeable. They kept me informed every step of the way, ensuring I understood the process and addressing any questions I had promptly and thoroughly. I especially appreciated their attention to detail and proactive approach in handling any issues that arose, which made the entire process smooth and stress-free.

Their communication was exceptional — clear, timely, and always with a focus on making sure I was comfortable with each decision. Alisha was always available to offer advice, and I felt confident that my property purchase was in safe hands.

I highly recommend Alisha and ASL Solicitors to anyone looking for reliable, expert conveyancing services. I will definitely return for any future property needs!

Sayma F.

2 years ago

I have brought my dream home using ASL Solicitors they have done a fantastic job. they were super fast, I am very pleased and impressed with their service they have friendly & helpful staff always willing to assist. Very pleased with the service I received from Alisha she has done a great job in handling complicated property matters, worked very hard and super fast. It was all done in time faster than expected, I have to say I received the best service from her she was always communicating well. I would like to thank everyone at ASL solicitors and thank Alisha for her excellent work, professionalism, kindness and understanding. I truly appreciated all your support & efforts. I would definitely use ASL solicitors again in the future. I would highly recommend ASL Solicitors. Once again many thanks Alisha for everything, I have received a great service from you, you were brilliant.

Our Google Reviews

ReviewSolicitors