Peabody Tenants Feeling ‘Unsafe’ in Homes Due to Ongoing Disrepair

Residents of Hanger View Way in North Ealing report issues with cracks, mould, broken windows and subsidence that is affecting their wellbeing. 

Residents in a block of flats in Acton, West London, claim that their housing association, Peabody, has failed in its duty to address serious maintenance and safety concerns. Peabody insists that the flats are in a suitable condition, but tenants report spreading damp and mould, and issues with security due to doors that do not lock. 

“They don’t seem to care about us” 

Hanger View Way residents are a mix of social housing tenants, private renters, and leaseholders, but all are frustrated with the condition of the block, which they say is making people unwell as well as affecting their mental health. A spokesperson for the Hanger View Way Residents' Association, which represents a number of the residents, said “Our block of flats is subsiding, our walls are cracking, ceilings leak water and building footers are exposed, we are frightened for our safety, Peabody are not. We have no confidence in Peabody as they don’t seem to care about us.” 

Residents have made repeated complaints about the building’s condition to Peabody, which have resulted in specialist investigations being commissioned, but the results of these investigations have, reportedly, not been communicated back to residents. According to some tenants, the remedial works that have been done to fix cracks and other structural issues have been purely “cosmetic”, and the issue reappears within weeks.  

A spokesperson for Peabody told Ealing News: “We understand these concerns and want to reassure residents that their homes are safe to live in. We’ve identified subsidence, likely caused by a nearby oak tree, and we’re carrying out more checks to get the information we need to apply to the council for permission to remove the tree. We’ll then be completing further repairs.  

“We’re also investigating reports of leaks in the building and will make any necessary repairs as quickly as possible. We’ll be writing to residents shortly with an update.” 

Landlords’ duty of care to tenants 

Social housing landlords like Peabody have a responsibility to their tenants to ensure that the properties they manage are in a good state of repair and that they respond to complaints about disrepair satisfactorily and efficiently. Under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, landlords have a legal obligation to ensure that their properties are kept in a good state of repair. This includes addressing: 

• Damp and mould 
• Leaks and water ingress 
• Faulty heating or hot water systems 
• Structural issues that impact safety or habitability

Failure to respond properly can leave the housing association open to a housing disrepair claim brought against it by the affected tenants.  

Claims can be brought via a complaint to the Housing Ombudsman Service (HOS) – an independent, impartial service that helps resolve disputes between tenants and their social landlords – or by pursuing a 'no-win, no fee' legal claim with a company like Premier Legal Assist. We connect social housing tenants with specialist housing disrepair solicitors who have experience dealing with taking on claims against housing associations and local authorities. While tenants can go directly to HOS, taking legal action can bring faster results and more satisfactory outcomes. 

Why choose Premier Legal Assist? 

Our panel of specialist housing disrepair solicitors can help tenants: 

• Understand their legal rights 
• Gather evidence to support a claim 
• Secure repairs and pursue compensation 

If you are living in a property affected by disrepair, such as mould, leaks, broken heating, or structural issues, and your landlord has failed to take action following reported complaints within a reasonable time, then you may be entitled to make a claim. 

To find out if you are eligible to make a ‘no-win, no-fee’ claim, complete our short form, and a member of our team will be in touch.