# Can I force the council to actually follow the management rules for my property?

- Jurisdiction: United Kingdom
- Practice area: Small Claims Law
- Published: 2026-11-02
- Last updated: 2026-11-02
- Canonical: https://lawasked.com/uk/small-claims/can-i-force-council-actually-follow-management-rules

## Question

I am a private landlord living in England and I am feeling completely exhausted by a situation involving one of my rental properties. Back in January 2023, the local council issued a final management order for the house because of previous issues with the tenants. This order included a specific management scheme that the local housing authority was supposed to oversee to ensure the property is kept in good condition and the tenancy is handled properly. However, since the order was finalised about fourteen months ago, the council has been totally negligent. They aren't following the steps laid out in the scheme, and it is causing me significant financial stress and property damage. I have sent three formal emails to the housing department over the last six months, and I even had a long phone call with a supervisor in November, but nothing has changed. They just keep making excuses about their workload. I have already paid for several repairs out of my own pocket that should have been managed under the scheme. I want to know if I can take this to a tribunal to force the council to actually do their job according to the existing management scheme, or if I can claim money back for the damages I've suffered due to their failure to act.

## Summary

Yes, you can apply to a tribunal to force the council to follow the management scheme and potentially claim damages for your losses.

## Analysis

You are a 'relevant landlord' under the law, which means you have the right to ask a tribunal to order the council to manage the property correctly. The law explicitly states that you may apply to the appropriate tribunal for an order requiring the local housing authority to manage the whole or part of the house in accordance with the management scheme contained in your final management order [1]. The tribunal has the power to make an order that requires the council to take specific steps and can even include a requirement for the payment of money to you by way of damages [1]. Your specific situation fits this provision because you have a final management order in place and the council is failing to follow the steps laid out in the scheme. The law does not specify a time limit for making this application, so you can proceed now. However, the exact amount of damages you can claim may depend on the specific financial losses you can prove.

## Statutory citations

- Housing Act 2004, Section 120 - Enforcement of management scheme by relevant landlord [in force] (https://www.legislation.gov.uk/ukpga/2004/34/section/120)
  > 1 An affected person may apply to the appropriate tribunal for an order requiring the local housing authority to manage the whole or part of a house in accordance with the management scheme contained in a final management order made in respect of the house.
- Housing Act 2004, Section 120 - Enforcement of management scheme by relevant landlord [in force] (https://www.legislation.gov.uk/ukpga/2004/34/section/120)
  > 3 An order under subsection (2) may... c require the payment of money to an affected person by way of damages.

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