Since Section 21 has been abolished for private rented tenancies in England from 1 May 2026, tenants have stronger security when reporting problems in their homes. If your London flat has leaks, faulty heating, unsafe electrics, serious damp and mould or conditions that make the home unfit to live in, this summer is a sensible time to act.
That does not mean a landlord can never seek possession. They can still use Section 8 where a valid ground applies, such as rent arrears, anti-social behaviour or a genuine need to sell. What has changed is that a landlord can no longer simply rely on a no-fault Section 21 route because you asked for repairs.
What your landlord must keep in repair
Your landlord’s repairing duties did not begin with the 2026 reforms. Long-standing law already requires landlords to keep the structure and exterior in repair, along with installations for water, gas, electricity, sanitation, heating and hot water.
They must also deal with serious hazards and conditions that make a rented home unfit for human habitation. If repairs are ignored, you may be able to force action and claim compensation.
| Route | What it involves | When it fits |
|---|---|---|
| Report to your landlord in writing | A dated record of the problem and a request for repairs | Every case, and the right place to start |
| Housing disrepair claim | A legal claim for repairs and compensation | Repairs are ignored, refused or done badly |
| Environmental Protection Act complaint | Action where conditions may amount to a statutory nuisance | Hazards affecting health or comfort |
| Council environmental health | The council inspects and can require works | Serious safety hazards or landlord inaction |
Each route suits a different situation. An Environmental Protection Act step can help when repairs stall, while a standard disrepair claim can cover repairs and the compensation you could be owed. Strong evidence makes the difference, so photographs, dated messages, repair reports and medical notes can all help.
The London picture this summer
Private renting still carries a high share of housing quality problems. According to the English Housing Survey, 1.4 million homes in England had damp in 2024. Damp affected 10% of private rented homes, compared with 4% of owner-occupied homes and 7% of social rented homes. The private rented sector also had the highest share of non-decent homes at 22%.
In a dense rental market like London, older converted flats, poor insulation and weak ventilation can make condensation and mould common complaints. Where major works are needed and your home cannot safely be occupied, you may be entitled to temporary accommodation during repairs.
The direction of travel is also clear. Awaab’s Law currently applies to social housing, requiring social landlords to act on dangerous damp and mould within set times. The government has said it will extend Awaab’s Law to the private rented sector, although the detailed timing remains subject to consultation.
Picture a familiar case. You rent a 1-bedroom flat in Lewisham, mould keeps returning on the bedroom wall, and your child’s cough worsens each winter. In the past, you might have stayed silent because of the risk of a Section 21 notice. That specific risk has now gone. You can report the problem, keep a record, and if nothing changes, pursue a housing disrepair claim in London with proper support.
What to do this summer
Report every problem to your landlord in writing and keep a copy. Take dated photos and note any damage to belongings or effect on your health. Give your landlord a reasonable chance to put matters right, but do not let the issue drift for months.
Keep paying your rent unless you have taken legal advice. Withholding rent can put you at risk of a possession claim, even where the repairs are genuine.
A landlord might respond by chasing arrears or threatening a money claim. If that happens, our team that handles debt recovery matters can tell you where you stand, and our civil dispute resolution work covers the wider fallout.
FAQs
Can my landlord evict me for complaining about disrepair?
They cannot use Section 21 no-fault eviction anymore. They would need a valid Section 8 ground and evidence to support it.
How much compensation can I claim for disrepair?
It depends on the seriousness of the problem and how long it lasted. Awards often reflect a percentage of rent for the affected period, plus losses such as damaged belongings.
Should I stop paying rent until repairs are done?
No. Keep paying rent and get advice. Withholding rent can create avoidable risk.
What counts as housing disrepair?
Common examples include damp, mould, leaks, broken heating, faulty wiring, unsafe stairs, defective windows and structural problems your landlord is responsible for.
Get the repairs and redress you are owed
If your London home is in poor condition and your landlord will not act, you do not have to accept it. Our advice for tenants and landlords from our London solicitors can assess your case, push for repairs and pursue compensation. Where your tenancy is also under threat, we offer eviction advice alongside. Call Atalaw Solicitors on 020 3581 9293 or email info@atalawsolicitors.com to talk it through.