Awaab’s Law (awaabs-law.com), introduced through the Social Housing Regulation Act 2023, is designed to make social landlords act quickly when homes are unsafe. It sets clear statutory timeframes for dealing with serious hazards and strengthens the practical tools tenants can use to push for urgent repairs.
Importantly, Awaab’s Law sits alongside long-established landlord duties, including Section 11 of the Landlord and Tenant Act 1985. Together, these rules mean tenants can do more than chase and wait: they can enforce repairs and, where appropriate, pursue a housing disrepair compensation claim using the Housing Disrepair Pre-Action Protocol.
This guide breaks down the key deadlines, your rights, the health and safety risks the law is designed to tackle, the evidence that strengthens claims, and a clear step-by-step route to getting repairs completed and damages recovered.
What Awaab’s Law is trying to achieve (and why it matters)
Awaab’s Law aims to prevent dangerous delays when tenants report hazards like severe damp and mould, excess cold, electrical risks, or contamination. The central benefit for tenants is certainty: clear timelines, clearer accountability, and a stronger platform for legal enforcement if a landlord fails to act.
In practical terms, it supports three outcomes that tenants care about most:
- Faster action on the most serious problems, particularly damp and mould.
- Better health protection for children, older residents, and anyone with respiratory or immune vulnerabilities.
- A more effective legal pathway to compel repairs and seek compensation when conditions have caused harm or distress.
The Awaab’s Law deadlines you can rely on
The Social Housing Regulation Act 2023 introduces Awaab’s Law repair timeframes that are commonly presented as:
- 24 hours for emergency hazards
- 5 days for damp and mould hazards
- 14 days for investigations (where a prompt investigation is required to identify the cause and appropriate remedy)
These deadlines matter because they convert what often felt like “open-ended” repairs into a compliance issue with legal consequences when ignored.
Timeframes at a glance
| Issue type | Legal timeframe | What this means in practice |
|---|---|---|
| Emergency hazards | 24 hours | The landlord must take action quickly to remove or reduce immediate risk (for example, urgent electrical/fire risk or an acute hazard that threatens health and safety). |
| Damp and mould hazards | 5 days | Damp and mould should not be treated as cosmetic. The law expects prompt steps to address the hazard and prevent ongoing exposure. |
| Investigation requirement | 14 days | Where the cause is unclear (for example, condensation versus penetrating damp), an investigation should happen quickly so repairs are not delayed indefinitely. |
If you have reported a hazard and your landlord has not acted within these timeframes, that delay can be highly relevant when you escalate your complaint or consider legal action.
How Awaab’s Law works alongside Section 11 of the Landlord and Tenant Act 1985
Awaab’s Law is not the only legal route tenants can rely on. Section 11 of the Landlord and Tenant Act 1985 remains a core protection, requiring landlords to keep the property in repair, including:
- the structure and exterior of the dwelling
- installations for water, gas, and electricity
- installations for sanitation (for example, basins, sinks, baths, toilets, and related pipework)
- installations for space heating and heating water
For tenants, the advantage of this “two-track” framework is powerful:
- Awaab’s Law emphasizes speed and strict timelines for hazardous conditions.
- Section 11 reinforces the underlying duty to keep essential components and systems in repair, including heating and hot water.
When combined with the Housing Disrepair Pre-Action Protocol, these duties can become a structured, evidence-led process that pushes repairs forward faster.
Category 1 hazards: the serious issues that often drive urgent claims
Housing disrepair claims often focus on hazards that create real risk to health and safety. The goal is not only to obtain compensation, but also to force the landlord to fix the problem properly, including any underlying cause.
Damp and mould (including toxic black mould)
Severe damp and mould can be far more than a nuisance. Where mould growth is extensive, persistent, or linked to damp conditions, it can contribute to serious health impacts. Tenants commonly report:
- asthma flare-ups and increased use of inhalers
- respiratory symptoms, coughing, wheezing, and breathlessness
- skin irritation
- sleep disruption and stress
Some cases involve toxic black mould (often referenced as Stachybotrys), which is widely associated in public understanding with unhealthy indoor conditions. From a claim perspective, the focus is typically on the hazard, the extent of exposure, and the landlord’s delay after being notified.
Excess cold and heating failures
Heating and hot water failures can create urgent problems, especially for vulnerable tenants. “Excess cold” risk may be linked to:
- faulty or unreliable boilers
- broken radiators or heating controls
- inadequate insulation contributing to dangerously low indoor temperatures
Good evidence in these cases can include repair call logs, photos of error codes, and even simple temperature records showing the home was not staying warm.
Electrical and fire risks
Electrical faults, repeated tripping circuits, exposed wiring, or unresolved safety non-compliance can create immediate danger. Because these issues can present urgent risk, they often fall into scenarios where the 24-hour emergency action expectation becomes highly relevant.
Contamination and waste hazards
Hazards involving wastewater leaks, persistent damp from plumbing failures, or suspected contamination can affect air quality and hygiene. These are not merely “maintenance issues” when they expose residents to risk.
What makes a strong housing disrepair compensation claim
Successful disrepair claims are typically built on clear, consistent evidence showing:
- there is (or was) a genuine disrepair or hazard
- the landlord was notified (or should reasonably have known)
- the landlord failed to act within an appropriate timeframe
- the tenant experienced harm, inconvenience, or health impact
Because Awaab’s Law brings in strict deadlines, your evidence can be especially persuasive when it clearly shows when you reported the problem and what happened next.
Evidence checklist tenants can start collecting today
Many tenants already have useful proof without realising it. Common evidence includes:
- Complaint history: complaint emails, complaint portal screenshots, and responses.
- Repair call logs: dates and times you called, reference numbers, and outcomes.
- Photographs and videos: mould growth over time, water ingress, damaged plaster, leaking pipes, broken heaters.
- Medical records: GP notes, hospital attendances, prescriptions, asthma reviews, and reports of respiratory or skin symptoms.
- Temperature data: thermostat readings, room thermometer logs, or records showing persistent low temperatures.
- Diary notes: dates of missed appointments, time off work, disrupted sleep, rooms you could not use.
How to make your evidence more persuasive
- Date everything (photos, screenshots, notes). If your phone stores metadata, keep originals.
- Show scale: take wide shots and close-ups of mould, damp patches, or damage.
- Show progression: a photo series over weeks can demonstrate worsening conditions.
- Link symptoms to timeline: match medical visits to periods of poor conditions where possible.
- Keep communications in writing: where you can, confirm phone calls by follow-up message.
The Housing Disrepair Pre-Action Protocol: a structured way to force progress
The Housing Disrepair Pre-Action Protocol is an established legal framework used before court proceedings. In plain English, it encourages both sides to exchange information, clarify the issues, and seek resolution before litigation becomes necessary.
For tenants, the key benefits are:
- a clear process rather than endless chasing
- a recorded legal trail that can prompt faster landlord action
- a route to both repairs and damages where justified
When the case is handled quickly and strategically, many tenants see repairs completed during the pre-action stage, without needing a full court hearing.
Step-by-step: how a typical Awaab’s Law housing disrepair claim progresses
Every case is different, but many follow a similar pathway.
1) Report the problem clearly (and keep records)
Make a clear report describing the hazard, when it started, and how it affects your home and health. Keep confirmation messages and reference numbers.
2) Give the landlord the chance to comply with deadlines
If the issue is severe (for example, major mould, dangerous electrics, no heat in cold weather), time matters. Awaab’s Law deadlines set expectations, and delay can become a key factor.
3) Gather evidence while the issue is ongoing
Evidence is often strongest when it captures the real lived conditions. Photos, temperature logs, and records of symptoms can be particularly compelling.
4) Seek specialist legal advice and case assessment
Specialist housing disrepair barristers and legal professionals can assess whether your issue is likely to qualify, what the realistic outcomes are, and what evidence will strengthen your position.
5) Pre-Action Protocol letter and formal escalation
Your legal team can send a formal letter under the protocol setting out the disrepair, the relevant legal duties (including Awaab’s Law timeframes and Section 11 obligations), and the remedy sought.
6) Repairs and negotiations for compensation
Many landlords act faster once the matter is formally pursued. At the same time, your legal team can pursue compensation for the impact of disrepair, including distress, inconvenience, and health effects where evidenced.
7) If needed, court proceedings to compel action
If a landlord still does not comply, the claim can proceed. The objective remains the same: make the home safe, and seek fair redress for the period you were forced to live with hazards.
No Win No Fee representation: how it supports tenants
Cost worries stop many people from taking action, even when conditions are clearly unsafe. A No Win No Fee approach (often structured as a Conditional Fee Agreement) is designed to reduce that barrier by aligning legal fees with success.
In benefit terms, this model can offer:
- Lower financial risk for tenants who need urgent repairs but cannot fund a case upfront.
- Focus on outcomes: compelling repairs and recovering appropriate damages.
- Faster momentum: cases can be initiated promptly when health is at stake.
Because housing disrepair is a specialist area, choosing a team that focuses on tenant rights and the pre-action process can materially improve how efficiently the claim progresses.
Real-world outcomes: examples of fast repairs and successful resolutions
Strong claims are typically built on a combination of evidence, urgency, and clear legal duties. The following examples illustrate the kinds of outcomes tenants can achieve when the process is handled effectively.
Severe mould resolved after prolonged landlord inaction (Manchester)
A family with two young children experienced repeated black mould in bedrooms and a bathroom over an extended period, despite reporting it multiple times. After formal pre-action steps were initiated under the Housing Disrepair Protocol, repairs were completed within a short timeframe and compensation was agreed.
Key factors that supported the outcome included:
- documented history of complaints
- medical evidence of respiratory symptoms
- photographic evidence showing the spread and persistence of mould
Heating and hot water failures escalated to a permanent fix (Birmingham)
An older tenant endured repeated boiler breakdowns over multiple winters, with frequent call-outs but no lasting remedy. Following formal intervention referencing statutory repair duties and urgent timescales, a new boiler system was installed and insulation improvements were completed, alongside a compensation outcome.
Key evidence points included:
- emergency repair call-out records
- temperature logs showing inadequate heating
- evidence supporting vulnerability and elevated health risk
Frequently asked questions (tenant-focused)
Do I need to wait for the landlord to finish their complaint process before taking legal action?
You generally benefit from having a clear complaint history because it shows the landlord was notified and had opportunities to act. However, if conditions are hazardous, prompt legal advice can help you choose the most effective route without unnecessary delay.
What if my landlord says it is “condensation” and not their responsibility?
Damp and mould often have multiple contributing factors. The practical issue is whether your home is safe and whether repairs, ventilation improvements, or building works are needed. A prompt investigation (often referenced within the 14-day expectation) can be crucial to identifying the true cause.
Can I claim if I have no medical evidence?
Many claims include damages for distress and inconvenience even where medical evidence is limited. That said, medical records can significantly strengthen cases involving respiratory symptoms, asthma, or other health impacts.
What if I have already moved out?
If you lived with disrepair for a period and can evidence it, it may still be possible to pursue a claim relating to that historic period. The specifics depend on your circumstances and the available evidence.
Practical next steps: how to protect your household and strengthen your position
If you are dealing with damp and mould, no heating, electrical concerns, or another serious hazard, the most effective next steps usually combine speed with documentation:
- Report the hazard immediately and keep proof of reporting.
- Capture evidence (photos, videos, temperature data, and a brief timeline).
- Track every contact with your landlord (calls, visits, missed appointments).
- Request urgent action where the hazard is severe or affects children, older residents, or medically vulnerable people.
- Get specialist advice on using the Housing Disrepair Pre-Action Protocol to compel repairs and pursue compensation.
The core promise of Awaab’s Law is simple: social housing tenants should not have to live with preventable hazards. With the right evidence and a structured legal approach, many tenants achieve what they wanted from the start: a safe home, completed repairs, and fair compensation for the period they were let down.
