Repairs and disrepair — Peabody

"Disrepair" means problems with your home that your landlord is legally responsible for fixing but hasn't. Common examples include:

• damp and mould
• leaks — from the roof, pipes, or a flat above
• broken heating or no hot water
• rotten or draughty windows and doors
• cracked walls, unsafe ceilings or other structural problems
• faulty electrics.

You may have a claim against Peabody if all of these apply:

1. Peabody is your landlord. Check your tenancy agreement — the landlord named on it is what counts. If you were a Catalyst or Family Mosaic tenant, Peabody Trust is now your landlord; if your tenancy names Town & Country Housing, that is a separate landlord within the group. Both are explained in the FAQs below.^[4][5]
2. Peabody knew about the problem. Usually that means you reported it — so your texts, emails, photos, and repair reference numbers are gold. Keep them.
3. It failed to fix the problem in a reasonable time. What is "reasonable" depends on the problem — Peabody's own published timescales, lower down this page, are a good guide.
4. You were affected — for example, your health suffered, your belongings were damaged, or part of your home became unusable.

Shared owners and leaseholders in a Peabody building have rights too, though the route differs.

Before thinking about any legal claim, complain to Peabody. It is free, you do not need anyone to do it for you, and it is often the fastest way to get repairs moving. It also creates a written record of what you reported and when.

How Peabody's process works. Complain through Peabody's process at peabody.org.uk/contact-us/make-a-complaint/how-we-deal-with-complaints.^[12] Peabody runs a two-stage complaints process in line with the Housing Ombudsman's Complaint Handling Code. It says it will acknowledge your complaint within 5 working days. At stage 1 it aims to give a full written response within 10 working days, which it can extend by up to a further 10 working days for complex cases. If you are unhappy with the answer, you can ask for a stage 2 review, with a full written response within 20 working days — again extendable by up to a further 20 working days.^[12] After stage 2, if you are still unhappy, you can take your complaint to the Housing Ombudsman.^[12]

If the complaint doesn't fix it: the Housing Ombudsman. If you have been through Peabody's two stages and are still unhappy — or your complaint is not progressing — you can take it to the Housing Ombudsman. The service is free and independent, and you can contact the Ombudsman for advice at any point, not just at the end. The Ombudsman can order your landlord to carry out repairs, apologise, and pay you compensation, and you do not need a claims company or a solicitor to use it. Compensation figures on this page are Ombudsman-ordered amounts, not claims-company payouts.

If you want free, independent advice at any point, Shelter and Citizens Advice both offer housing advice, and a local law centre can tell you whether you qualify for legal aid — for disrepair, legal aid can be available to make a landlord deal with a serious risk to health or safety, though not normally for a compensation-only claim.

Complaining and claiming are not either/or. Complaining first is the right move in almost every case — and if the repairs still don't happen, the record you have built makes any claim stronger, not weaker.

A housing disrepair claim can deal with two things: getting the repairs done, and recognising what living with the problem has cost you. Depending on your situation, a claim may cover:

• the repairs themselves — a court can order Peabody to carry out the work;
• inconvenience and distress — compensation may be sought for the disruption of living with the problem;
• effects on health — for example where damp and mould have made a breathing condition worse;
• damaged belongings — clothes, furniture, carpets or electronics ruined by damp, mould or leaks;
• loss of use of part of your home — such as a bedroom or bathroom you could not safely use.

Every case is different, and no honest adviser can tell you what a claim is worth before looking at your evidence — so we won't. What we can do is assess your situation properly and tell you, plainly, whether it looks strong.

Step 1 — tell us what's happened. You answer some straightforward questions: what the problem is, when you reported it, what Peabody did (or didn't do), and how it has affected your household. Photos, repair references and complaint responses all help.

Step 2 — get your free report. We assess your answers against the legal tests on this page and give you a clear written view of whether you may have a claim and how strong it looks. Your first conversation with us is always free.

Step 3 — if your case is strong, we connect you with an independent, regulated law firm. If your case needs a solicitor, we connect you with an independent, regulated law firm — and we will be upfront about that before you commit to anything. They take it from there: advising you, notifying Peabody formally, and usually arranging an independent inspection of your home. Most disrepair cases settle without anyone going to court.

A note on time limits. A disrepair claim is normally treated as a contract claim, with a limitation period of six years from when the landlord should have fixed the problem.^[14] Where part of the claim is for an injury to health — damp-related breathing problems, for instance — that element usually carries a shorter, three-year limit instead.^[14] Even long-running problems can often still be claimed for, but it makes sense to check where you stand rather than assume. Go in with a realistic timescale, too: disrepair claims usually take months rather than weeks to resolve, and some take longer — which is one more reason to complain first and keep the pressure on for repairs while any claim runs.