Last update: 30 July 2026 I Reading time: Approximately 6 minutes
Summary
The Housing Ombudsman has published its latest Learning from Severe Maladministration Report (June 2026), highlighting serious failings by social landlords in responding to roof leaks, damp and mould, and resident complaints. The report examines real cases where poor communication, delayed repairs and ineffective complaint handling left tenants living in unacceptable conditions for prolonged periods.
The findings serve as an important reminder that landlords have legal responsibilities to keep homes safe and in good repair. With Awaab’s Law introducing stricter repair timeframes, the report offers valuable lessons for both landlords and tenants about the importance of acting promptly when hazards are reported.
If your landlord continues to ignore serious repair issues, understanding your legal rights could help you resolve the problem and, in some cases, pursue compensation.
Quick answer
The Housing Ombudsman’s latest report highlights that landlords can fail tenants by delaying repairs, failing to investigate roof leaks properly and handling complaints poorly. If your landlord ignores reports of leaks, damp, mould or other serious hazards, you should keep evidence, report the issue in writing and seek legal advice if repairs are still not carried out. Tenants may have legal remedies where landlords fail to meet their obligations.
In this article
- What the Housing Ombudsman’s latest report says
- Why the findings matter under Awaab’s Law
- Common landlord failures identified
- What tenants should do if repairs are ignored
- How landlords can avoid similar mistakes
- Frequently asked questions
Key takeaways
- The Housing Ombudsman found serious landlord failings involving roof leaks and delayed repairs.
- Poor complaint handling made many situations worse for tenants.
- Awaab’s Law places greater emphasis on responding promptly to serious housing hazards.
- Landlords should investigate reports thoroughly rather than applying temporary fixes.
- Keeping records and photographs can strengthen a tenant’s case.
- Tenants may have legal options if landlords repeatedly fail to carry out necessary repairs.
- Early legal advice can help tenants understand their rights and next steps.
What is the Housing Ombudsman’s June 2026 report?
The Housing Ombudsman’s Learning from Severe Maladministration Report (June 2026) reviews cases where landlords’ failures caused significant detriment to residents.
A key theme throughout the report is the handling of roof leaks, which often resulted in damp, mould and water damage because repairs were delayed, incomplete or poorly managed.
The Ombudsman found that, in several cases, landlords:
- failed to investigate the underlying cause of leaks;
- relied on repeated temporary repairs;
- allowed problems to continue for months or even years;
- did not communicate effectively with tenants; and
- failed to respond appropriately to complaints.
These findings reinforce the importance of landlords taking repair reports seriously and resolving problems before they become more severe.
Why does this matter under Awaab’s Law?
Following the tragic death of Awaab Ishak, housing law has placed much greater emphasis on ensuring landlords deal with dangerous housing conditions promptly.
Awaab’s Law introduces clear expectations for social landlords to investigate and address serious hazards, including damp and mould, within specified timescales.
Although the Ombudsman’s report focuses on individual cases, it demonstrates the kinds of failures that Awaab’s Law seeks to prevent, including:
- unnecessary delays;
- poor record keeping;
- inadequate inspections;
- ineffective communication; and
- failure to learn from complaints.
For landlords, these cases highlight the importance of proactive property management. For tenants, they show why persistent repair problems should never be ignored.
The most common landlord failures identified
Delayed repairs
One of the most significant issues identified was unreasonable delays in addressing reported repairs.
Rather than resolving the root cause, some landlords repeatedly postponed works or relied on short-term repairs that failed to stop ongoing leaks.
Failure to investigate properly
The report found examples where landlords repeatedly repaired visible damage without identifying why the damage kept returning.
Without investigating the underlying issue, tenants continued to experience:
- leaking roofs;
- damp walls;
- mould growth;
- damaged ceilings; and
- recurring water ingress.
Poor complaint handling
The Housing Ombudsman also criticised landlords for poor complaint management.
In some cases, landlords:
- failed to respond within expected timescales;
- overlooked important evidence;
- failed to explain delays;
- did not keep residents updated; and
- missed opportunities to resolve disputes early.
Effective complaint handling is often just as important as carrying out the repair itself.
What should tenants do if repairs are ignored?
If your landlord has failed to deal with repairs, there are practical steps you can take.
1. Report the issue in writing
Always notify your landlord as soon as possible and keep copies of emails, letters or online reports.
Having a written record can be valuable if the matter later escalates.
2. Gather evidence
Take photographs and videos showing:
- leaks;
- damp;
- mould;
- damaged belongings; and
- any deterioration over time.
Also keep records of conversations, inspection visits and missed appointments.
3. Follow the complaints procedure
If repairs are delayed or ignored, make a formal complaint using your landlord’s complaints process.
This gives the landlord an opportunity to resolve the issue before further action becomes necessary.
4. Keep a timeline
Recording when you first reported the issue, what responses you received and when repairs were attempted can help demonstrate ongoing delays.
5. Seek legal advice
Where landlords repeatedly fail to carry out necessary repairs, legal advice may help you understand your rights.
Depending on the circumstances, tenants may be able to pursue legal action requiring repairs to be completed and, in some cases, claim compensation for inconvenience, damage or the impact on their health.
Why complaint handling matters
The Ombudsman’s report makes clear that complaints should not simply be treated as administrative exercises.
Good complaint handling allows landlords to:
- identify recurring problems;
- resolve disputes more quickly;
- improve communication; and
- prevent small issues becoming serious legal disputes.
Ignoring complaints often leads to greater costs, longer delays and poorer outcomes for everyone involved.
Practical lessons for landlords
The report also provides useful guidance for landlords.
Good practice includes:
- investigating the root cause of repairs;
- acting promptly;
- communicating regularly with tenants;
- keeping accurate repair records;
- learning from previous complaints; and
- ensuring contractors complete repairs properly.
These steps not only improve tenant safety but can also reduce complaints and legal disputes.
How GLP Solicitors can help
If your landlord has failed to repair serious issues such as roof leaks, damp, mould or water damage, our Housing Disrepair team can advise you on your legal rights.
We can assess whether your landlord may have breached their legal obligations, explain the options available and, where appropriate, help you pursue repairs and compensation. Our aim is to help tenants achieve safe, habitable living conditions while resolving disputes as efficiently as possible.
Frequently Asked Questions
The June 2026 report found that some landlords repeatedly failed to investigate the underlying causes of roof leaks, relying on temporary repairs instead of permanent solutions. These delays often led to damp, mould and further property damage, causing unnecessary hardship for tenants.
Severe maladministration is the Housing Ombudsman’s highest finding against a landlord. It indicates particularly serious failures in how a landlord managed repairs, communication or complaints, resulting in significant detriment to residents.
Awaab’s Law currently applies to social landlords. It introduces stricter requirements for investigating and addressing serious housing hazards within specified timescales. Private landlords continue to have legal repairing obligations under existing housing legislation.
You should report the issue in writing, keep evidence such as photographs and correspondence, follow the landlord’s complaints procedure and seek legal advice if repairs continue to be delayed. Acting promptly can help protect your rights.
Possibly. If your landlord has failed to carry out repairs they are legally responsible for, and this has caused inconvenience, damage to belongings or affected your health, you may have grounds to seek compensation. Each case depends on its individual circumstances.
Yes. Persistent roof leaks can cause damp, mould and structural damage, which may amount to housing disrepair if the landlord is responsible for maintaining the property and has failed to carry out repairs within a reasonable time.