What to Do if Your Home is Unsuitable

Who is living in your home?

Accommodation could be overcrowded if two people sleep in the same room and the all of the below applies:

• Of a different sex.
• Not in a couple.
• Over 10 years old.

Types of room

What counts as a room you can sleep in:

• Bedrooms.
• Living and dining rooms.
• Home offices.

What does not count as a room you can sleep in:

• Bathrooms.
• Small kitchens.
• Utility rooms.
• The room is too small. This means:
  • It is less than 4.65 square metres.
  • You'll need to measure the length and width of the room's floor space.
  • Then multiply the length and width together using a calculator.
  • This is to work out the square meters.

The number of rooms and people

Rules for what 'counts' as a person:

• Someone who is aged 10 or over counts as 1 person.
• Children aged 1 to 9 count as half a person.
• Babies under 1 do not count as a person.
• A maximum of 2 people can live in a property with 1 room
• A maximum of 3 people can live in a property with 2 rooms.
• A maximum of 5 people can live in a property with 3 rooms.
• Example:
  • A couple are living in a 2 bedroom flat with their two children.
  • One is a girl aged 12 and the other is a boy aged 9.
  • The children can share a room.
  • When the boy turns 10, he can share with his and the girl could share with his mum.

Why mould and damp are a problem

• Mould and damp can make people sick, especially those with breathing problems.
• Mould and damp can damage walls, floors, and furniture.
• It can also make rooms smell bad.

Signs of mould and damp

• Mould often appears on walls, ceilings, windows, or floors.
  • Look for black, green, or white spots.
• You might see wet patches, feel that surfaces are always cold and damp.
  • Or notice peeling wallpaper or paint.
• A musty smell can also mean you have mould or damp.

Causes of mould and damp

Leaking pipes or roofs

• Water leaks can lead to dampness and mould.

Poor ventilation

• Not enough fresh air coming into your home makes it easy for mould to grow.

Condensation

• Water can build up on windows or walls, especially in bathrooms and kitchens.

When landlords must fix mould and damp

Both social and private landlords must repair mould and damp problems if they are caused by:

• Leaks from the roof, pipes, or other parts of the property
• Broken heating systems that lead to poor temperature control and condensation
• Poor ventilation in kitchens or bathrooms (e.g., no extractor fans or windows)
• Structural issues like cracks in walls or faulty damp-proofing

They cannot just paint over it if it keeps returning.

Your responsibilities

Tenants are expected to:

• Ventilate the property by opening windows, using fans, and managing condensation
• Keep the property clean to prevent mould from spreading
• Report issues like leaks, structural problems, or signs of dampness to the landlord right away

If a tenant reports mould or damp and it's not their fault, the landlord should arrange repairs ASAP.

What to do if your landlord won't help

If a landlord doesn’t address the problem, tenants can:

• Write a formal letter or email requesting repairs.
• Contact the local council if the problem is severe.
  • Environmental health can inspect the property and enforce repairs if needed.
• Make a complaint to the Housing Ombudsman if in social housing.
• Make a complaint about your letting agent or get legal advice if in private housing.

What does accessibility mean?

Accessibility means that a home is appropriate for someone with a disability. Under the Equality Act 2010 a disability is defined as:

• A physical or mental impairment that has a negative effect on a person's ability to do normal daily activities.
• The council have a legal duty not to discirminate someone becayuse of their disability.
• If you have a disability, they must take this under consideration when offering you a home.

Stairs and lack of lift access

If your home is on an upper floor with no lifts and you have a mobility problem:

• You can ask your landlord or housing provider about other options.
• Like moving to a ground-floor unit.

Cramped and narrow spaces

• Narrow hallways and doorways can be hard to use for:
  • A wheelchair user.
  • Someone who uses a mobility aid indoors, like a walker.
• Cramped spaces can also make it difficult for children with learning and care needs.
  • Especially in properties where living spaces and dangerous objects are close together.
  • Like a hob or oven.
• You can request reasonable adjustments from your landlord or social housing provider.
  • Like widening doorways.

Inaccessible bathrooms

• Traditional bathrooms may have features that make them hard to use, like:
  • High bathtubs, low toilets, or a lack of grab bars.
•  To make the bathroom safer and easier to use ask the council about installing:
  • Grab rails, walk-in showers, or raised toilets.

High counters, cupboards, or shelves

• These can make it hard for people with limited mobility to access things safely.
• Talk to your landlord about adjustments like:
  • Lowering counters or installing pull-down shelves.

Lack of emergency systems for hearing-impaired people

• Standard fire alarms may not be suitable for people who are deaf or hard of hearing.
• Request installation of vibrating or flashing fire alarms.
• Some local councils offer these systems free for people with hearing impairments.

What you can do

Contact your landlord

• Discuss your needs and request reasonable adjustments.
• Landlords have to make certain adjustments by law.

Apply for a Disabled Facilities Grant (UK)

•  This can cover costs for necessary adaptations if you qualify.

Seek a transfer

• If adaptions are not possible.
• Ask your housing provider or council about moving to a more accessible property.

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Living in a place where you are at risk of violence

• Near or in a place where an abusive ex-partner lives or visits.
• Your children are unsafe from criminal activity.
• Being abused by a neighbour.

If you are fleeing domestic violence

• You will be higher priority to be rehoused in a different area.
• Consider moving to an undisclosed location (where the perpetrator doesn't know where you are) like:
  • A women’s refuge.
  • Safe house.
  • Or housing with confidentiality agreements to keep your location private.

Unsuitable housing type or shared accommodation

• If you’re in shared housing:
  • It may not offer the privacy or control over your environment that you need to feel safe.
• Shared spaces can make it harder to manage visitors and keep your situation confidential.
• It may also negatively impact people with mental health conditions, such as social anxiety.
• Look for self-contained housing or request self-contained housing from the council.

Emotional impact of the current location

• Living in the same home where violence or abuse happened can trigger traumatic memories.
• It can negatively impact your mental health.
• Look for a transfer or a mutual exchange if you have social housing or look at moving to a new location.
• This can offer a fresh start and reduce the emotional stress associated with past trauma. 

What to do

• Notify the council of the danger.
• Look at your alternative options:
  • Ask the council for a transfer.
  • Request a managed move.
  • Set up a mutual exchange, e.g. through Homeswapper.
  • Look at private rented housing.

Health and medical care access

• Your housing might be too far from regular medical appointments for:
  • Chronic conditions, mental health support, or rehabilitation.
  • This may cause you to miss appointments.
• Consider asking for housing closer to medical facilities. 
• Some councils offer priority relocation or support for people with:
  • Specific health needs who need to be closer to healthcare services.

Support services access

• If you’re using social or support services, like therapy, legal aid, or community centres:
  • Being far away can limit access to the help you need.
  • Especially if you don’t have reliable transportation.
• Let your support worker or case manager know about your needs.
  • They may be able to help you with housing closer to these services.
  • Or provide assistance for transportation costs.

Employment and education

• If your home is far from work or school, travel time can lead to:
  • Lateness, fatigue, or missed days.
• Some employers or educational programs offer support for travel or relocation.
• Local councils may also provide options for housing near work or school.

High travel costs

• Living far away from appointments means more money spent on transport.
  • This can add up and create financial stress.
• In some cases, councils or support services can help cover travel costs.
  • Or help you move to closer accommodation.
• If moving isn’t an option, look into:
  • Travel subsidies or discounted passes through the council, NHS, or local charities. 

Safety concerns and physical limitations

• Long journeys can be risky or challenging if you have a:
  • Physical disability, limited mobility, or safety concerns.
• If mobility or safety is a concern, speak with your landlord or council about options for a transfer.
  • Accessible housing options closer to essential services may be available to you.

What you can do

Request a housing transfer

• If you’re in social housing or renting through an association, request a transfer:
  • Explaining your need to be closer to essential services.
  • Councils often give priority to those with medical or support needs.

Apply for medical or hardship priority

• In the UK, you may qualify for priority rehousing based on medical or hardship needs.
• You’ll likely need a letter from a healthcare provider explaining:
  • How your current distance impacts your health or access to care.

Community resources and subsidies

• Some charities and support organisations provide help with transport
• They may also help you find a place to live closer to the services you need.
• Some healthcare providers and support services also offer help with transportation costs.

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Am I eligible for a suitability review?

• A suitability review is strictly for social housing.
• If the council has a main housing duty towards you, then you can apply for one.
• This means you are in either of the following:
  • Temporary accommodation after being homeless.
  • Permanent accommodation. 
• You will not be eligible for a suitability review if you are in interim/emergency housing and your homelessness is being assessed.
  • If you are concerned about the suitability of your interim housing then tell your council.

Why would I apply for a suitability review?

• The problems above, are all reasons you might apply for a suitability review.
• It can help get you out of unsuitable housing into more suitable housing.
• It could make your life a lot easier.

How do I apply for a suitability review?

• Send a letter either in writing or via email to your council.
  • Templates can be found on Shelter's website.
  • Someone at the council or local library might be able to help you write one out.
  • FFT can also help you if you struggle to read and write.
• You have 3 weeks from the date of the offer.
  • Sometimes you can ask for an extension, e.g. if you need help.
• If there is a change of circumstance you can request a suitability review at any time in your tenancy.
• We recommend that you accept the offer for housing and then request a suitability review.
  • Otherwise, you risk making yourself intentionally homeless and losing your housing altogether.

Landlord and Tenant Act 1985

• Under Section 11 landlords are responsible for:
  • Keeping the structure and exterior in good repair (e.g. walls, roof, windows, gutters).
  • Ensuring proper functioning of installations for heating, hot water, gas, electricity, and sanitation (e.g. baths, sinks, toilets).
  • Fixing issues such as leaks or poor ventilation that can cause damp or mould.
  • This includes water coming through the walls or roof.

Homes (Fitness for Human Habitation) Act 2018

• Requires landlords to make sure the property is fit for habitation before and throughout the tenancy.
• This means that it is
  • Free from serious damp and mould
  • Structurally sound
  • Adequately ventilated and safe.
• If the property is unfit, the tenant can take the landlord to court to force repairs and potentially claim compensation.

Housing Health and Safety Rating System (HHSRS)

• This is a risk-based assessment tool used by local councils under the Housing Act 2004.
• It covers 29 hazards, including:
  • Damp and mould growth
  • Cold temperatures
  • Structural collapse
  • Fire risks.
• If a hazard is serious (a Category 1 Hazard), the local council must take enforcement action.
• This can include:
  • Serving improvement notices
  • Making emergency repairs
  • Banning the landlord from letting the property.
• Landlords cannot evict you for requesting repairs under Section 21 if:
  • You've complained in writing
  • And the council has issued a notice (e.g. improvement notice)
  • This is protected under the Deregulation Act 2015.

Awaab’s Law

• Named after Awaab Ishak, a two-year-old who tragically died in December 2020
  • This was from prolonged exposure to mould in a property of social housing.
• This law has been introduced to the Social Housing (Regulation) Act 2023.
• It only applies to social landlords.
• Specific to the issue of mould and damp.
• It will come into effect on 27 October 2025.
• The new law requires landlords to:
  • Repair emergency hazards caused by mould and damp within 24 hours.
  • Investigate mould and damp that pose a significant risk to health within 10 working days.
  • Give a written summary of of findings and plans.
  • Fix things as soon as possible, up to 12 weeks for complex repair.
  • Find alternative housing if the property can't be made safe quickly.
  • Not dismiss tenants' lifestyle, e.g. cooking and ventilating, before investigating.