Repairs and disrepair — Rochdale Boroughwide Housing

Before thinking about any legal claim, report the problem to RBH and, if it is not fixed, complain. It is free, often the fastest way to get repairs moving, and creates a written record of what you reported and when.

Report the repair. Use the MyRBH portal (opens in new tab), email rbh.repairs@rbh.org.uk, or call RBH free on 0800 027 7769. For an emergency in the evening or at the weekend, call the same number to reach its out-of-hours team.^[18]

Report damp and mould straight away. RBH asks tenants to report every case as soon as they notice it, by the same routes. It says it will inspect to find the cause and, where there is a significant risk to health, aim to act within 24 hours and, if it cannot, may arrange a temporary move.^[21]

Then complain, if it isn't fixed. Use the online help centre linked from RBH's complaints page (opens in new tab), email customer.complaints@rbh.org.uk, call the freephone number or write to RBH at Unique Enterprise Centre, Belfield Road, Rochdale, OL16 2UP.^[18] Its complaints policy sets out two stages:

• it does not normally accept a complaint about an issue that happened, or was first found, more than 12 months ago, though it may use discretion where there is good reason, such as health and safety;
• it acknowledges a complaint within 5 working days;
• it responds at Stage 1 within 10 working days of acknowledging it;
• you can ask for Stage 2 within 6 weeks of the Stage 1 response, and someone else reviews it;
• it responds at Stage 2 within 20 working days of acknowledging it.^[15]

If the complaint doesn't fix it: the Housing Ombudsman. Once you have completed RBH's complaints process, you can go to the Housing Ombudsman.^[15] It is free and independent, can order repairs, an apology and compensation, and needs no claims company or solicitor.

Free advice. Shelter and Citizens Advice give free, independent housing advice. A local law centre can tell you whether you qualify for legal aid — available for disrepair that seriously risks health or safety, but not normally for a compensation-only claim.

"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 RBH if all of these apply:

1. RBH is your landlord. Check your tenancy agreement or rent statement for Rochdale Boroughwide Housing Limited. RBH's homes are in the Rochdale local authority area.^[1]
2. RBH knew about the problem. Usually that means you reported it, so keep your MyRBH repair references, emails, photos and appointment records.^[18]
3. It failed to fix the problem in a reasonable time. What is "reasonable" depends on the problem — RBH's own published targets, in the FAQs below, are a good guide.
4. You were affected — for example, your health suffered, your belongings were damaged, or part of your home became unusable.

A disrepair claim asks a court to deal with two things: the work RBH still has to do, and what living with the problem has cost your household. Depending on the facts, it can cover:

• an order for the work — a court can direct RBH to carry out the repairs;
• distress and disruption — for the months or years spent living with the problem;
• harm to health — such as asthma or a chest condition made worse by damp and mould;
• ruined belongings — clothing, bedding, furniture or flooring spoiled by damp, mould or leaks;
• rooms you couldn't use — a bedroom, kitchen or bathroom left unusable.

The Housing Ombudsman can also order compensation, without a claim and at no cost. In its 2025-26 RBH cases, 18 of the Ombudsman's orders were for compensation, with others for apologies and repairs.^[8] In one case, a tenant who had reported repair problems since 2019 complained in August 2023 about a hole in her kitchen ceiling and a cracked wall; RBH did not finish the repairs until May 2024. It offered £100; the Ombudsman found "maladministration in the landlord's level of compensation offered" and ordered £500 in total.^[11]

“There was maladministration in the landlord's level of compensation offered in relation to the handling of the repairs.”^[11]

Housing Ombudsman Service, Rochdale Boroughwide Housing Limited (202402942) (6 February 2026, 202402942)

What any claim might be worth depends on the evidence, and nobody can honestly put a figure on it before seeing that evidence.

Step 1 — tell us about the problem. We ask what is wrong in your home, when you first reported it to RBH, what RBH did about it, and how it has affected you and your family. MyRBH repair references, photos and RBH's complaint responses are all useful.

Step 2 — a free written view. We check your answers against the legal tests set out on this page and tell you in writing whether you may have a claim, and how strong it seems. That first conversation costs nothing.

Step 3 — if the case is strong. We connect you with an independent, regulated law firm — and we will be upfront about that before you commit to anything. The firm advises you, writes to RBH formally and usually arranges an independent survey of your home. Most disrepair claims settle out of court.

Complain before you claim. RBH's complaints policy says it will not accept a complaint once legal proceedings have started against it — meaning a claim form has been filed at court.^[15] Complaining first keeps that route open and gives RBH the chance to put things right.

Nobody — including us — should press you to sign anything on the doorstep.

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.^[22] A claim for harm to health, such as damp-related breathing problems, usually has a shorter, three-year limit for that part.^[22]

How long it takes. Claims take time, so keep reporting and chasing the repairs while any claim goes on.