Awaab's Law: what it means for you
If you live in social housing in England and have damp, mould, or another serious hazard, your landlord now has strict legal deadlines to act. This guide explains exactly what they must do and by when.
Check my rights with TenantSafeWhat is Awaab's Law?
Awaab's Law is named after Awaab Ishak, a two-year-old boy who died in December 2020 from a respiratory condition caused by severe mould in his social housing home in Rochdale. A coroner found that his death was caused directly by prolonged exposure to mould his family had repeatedly asked their landlord to fix.
Following the inquest and widespread public pressure, the government included Awaab's Law in the Social Housing (Regulation) Act 2023. The law gives the Secretary of State the power to set strict timescales for social landlords to investigate and fix hazards in tenants' homes.
The first regulations, covering damp and mould and emergency hazards, came into force on 27 October 2025 (Phase 1). Phase 2 starts on 30 November 2026 and adds seven more hazard types: electrical hazards, falls, fire and explosion, excess cold, excess heat, structural collapse and falling parts of a building, and domestic hygiene.
What are the deadlines?
The deadlines apply from the date you first report the problem to your landlord in writing. Keep a record of when you reported it.
Phase 1: In force since October 2025
Your landlord must investigate and begin fixing any emergency hazard within 24 hours of you reporting it. If the repair cannot be completed in 24 hours, they must offer you suitable temporary housing.
Your landlord must carry out a full investigation of any damp or mould problem within 10 working days. After the investigation they must produce a written repair plan with a completion date.
Phase 2: Expected in 2026 (date not yet confirmed)
All significant hazards, same deadlines apply
Once Phase 2 is in force, the same 24-hour emergency deadline and investigation deadlines will apply to all significant hazards under the Housing Health and Safety Rating System (HHSRS). This includes structural problems, electrical faults, excess cold, excess heat, falls hazards, and more, not just damp and mould.
What to do if your landlord misses a deadline
Follow these steps in order. Keep a written record at every stage.
- 1
Report in writing to start the clock
Send an email or letter to your landlord reporting the problem. This is the date the 10-working-day investigation deadline begins. Keep a copy. Take photos if you can.
- 2
Chase after 5 working days if no response
If you have heard nothing after 5 working days, contact your landlord again and ask them to confirm in writing that an investigation is underway.
- 3
Make a formal Stage 1 complaint if the deadline is missed
If 10 working days have passed with no investigation, make a formal complaint. Your landlord's Complaint Handling Code means they must respond to Stage 1 within 10 working days. Use TenantSafe to generate a correctly-referenced complaint letter.
- 4
Escalate to Stage 2 if Stage 1 fails
If you are unhappy with the Stage 1 outcome, or it is not resolved in time, escalate to Stage 2. Your landlord has 20 working days to respond.
- 5
Refer to the Housing Ombudsman
After completing both stages, or if your landlord confirms a deadlock, you can refer your complaint to the Housing Ombudsman. The service is free. The Ombudsman can order repairs and award compensation.
Has your landlord missed a deadline?
TenantSafe will ask you about your situation, work out which deadlines apply, and produce a formal complaint letter with the correct Awaab's Law references, ready to send. It is free and takes less than 10 minutes.
Common questions about Awaab's Law
Does Awaab's Law apply to private renters?+
No. Awaab's Law currently applies only to social housing landlords (housing associations and local councils) regulated by the Regulator of Social Housing. Private renters have separate protections under the Homes (Fitness for Human Habitation) Act 2018 and the Renters' Rights Act 2025, but the specific deadlines in Awaab's Law do not apply to private landlords.
What counts as an emergency hazard?+
An emergency hazard is one that poses an immediate risk to your health or safety. Common examples include: a complete loss of heating in winter, a serious structural risk such as a collapsing ceiling, a gas leak or significant water leak, no hot water, or severe mould in a room a child sleeps in. Your landlord must investigate within 24 hours and begin fixing the problem immediately.
What counts as a significant hazard under Phase 2 (expected 2026)?+
Phase 2 extends Awaab's Law to all hazards assessed under the Housing Health and Safety Rating System (HHSRS). This includes damp and mould, excess cold, excess heat, structural collapse, falling hazards, electrical faults, carbon monoxide, and others. Any Category 1 hazard (a serious risk) or Category 2 hazard (a moderate risk) will be covered.
My landlord investigated but still has not fixed the damp. What can I do?+
Once your landlord has investigated, they must produce a written repair plan and complete the work within a reasonable timeframe set out in that plan. If they miss that deadline, you can escalate your complaint to Stage 2 under the Complaint Handling Code 2024. If Stage 2 does not resolve it, you can refer to the Housing Ombudsman, which can order repairs and award compensation.
Can I claim compensation if Awaab's Law deadlines are missed?+
Yes. The Housing Ombudsman can award compensation where your landlord has failed to meet its obligations. Compensation for damp and mould failures has averaged over £1,000 in recent Ombudsman determinations. Use TenantSafe to track all deadlines and generate a formal complaint letter, which creates a clear paper trail.
What is the 'Make Things Right' campaign?+
Make Things Right is the government's awareness campaign encouraging social housing tenants to know their rights and complain when things go wrong. It links directly to the Housing Ombudsman's complaint process. TenantSafe aligns with this campaign by making the complaint process accessible to all tenants.