Awaab’s Law (awaabs law) is reshaping what “reasonable time” means in social housing repairs. Built into the Social Housing (Regulation) Act 2023 and operating alongside long-standing duties like Section 11 of the Landlord and Tenant Act 1985, it creates a clearer, faster route for tenants to push for action when a home becomes unsafe.
If you are living with damp, mould, broken heating, electrical risks, contamination or other serious hazards, the key benefit of these rules is simple: they set expectations for rapid response, backed by a formal enforcement process. With the right evidence and the right legal approach (including the Housing Disrepair Pre-Action Protocol), tenants can often achieve swift repairs, meaningful upgrades (like new boilers or insulation), and compensation where health and quality of life have been affected.
What Awaab’s Law Covers (and Why It Matters)
Awaab’s Law is designed to prevent tenants being trapped in prolonged cycles of “report, wait, chase, repeat” when living conditions are dangerous. It focuses on hazards that can have immediate and lasting effects on health, safety, and wellbeing.
In practical terms, it is commonly discussed in connection with hazards such as:
- Damp and mould, including persistent condensation, penetrating damp, and potentially toxic mould growth (often associated with serious respiratory issues).
- Excess cold, commonly linked to faulty boilers, unreliable heating systems, inadequate insulation, or poor thermal efficiency.
- Fire and electrical risks, such as dangerous wiring, electrical faults, and fire safety non-compliance.
- Contamination and waste hazards, including wastewater leaks, sewage exposure, or lead contamination risks.
The benefit for tenants is clarity: when hazards become serious, timeframes and actions are no longer optional. The landlord is expected to investigate and remedy within defined deadlines, with legal consequences if they fail.
The Repair Deadlines: 24 Hours, 5 Days, and 14 Days
Awaab’s Law is widely associated with strict timeframes for social landlords to respond to hazards. While precise application can depend on the type of hazard and the required works, the core deadlines are commonly summarised as follows:
| Deadline | What it’s for | Typical examples | Why it helps tenants |
|---|---|---|---|
| 24 hours | Emergency hazards requiring immediate action | Severe electrical danger, acute fire risk, urgent loss of heating in extreme conditions, immediate health-threatening hazards | Creates urgency and reduces the risk of prolonged exposure |
| 5 days | Damp and mould hazards requiring prompt repair | Escalating black mould, persistent mould in bedrooms, penetrating damp with visible spread | Helps stop the cycle of repeated “wipe-down” advice without fixing the cause |
| 14 days | Investigations into reported hazards | Inspections and diagnostics to identify root causes (ventilation failure, leaks, insulation gaps, defective heating systems) | Forces landlords to move from delay to diagnosis, which is often the turning point |
These deadlines matter because many disrepair disputes are not caused by the initial problem alone, but by delay. Damp spreads, mould spores accumulate, cold worsens health risks, and unsafe electrics become more dangerous over time.
The Legal Backbone: Section 11 Landlord and Tenant Act 1985
Awaab’s Law does not exist in isolation. A key supporting obligation is Section 11 of the Landlord and Tenant Act 1985, which requires landlords to keep the structure and exterior in repair and to maintain installations for:
- Water
- Gas
- Electricity
- Sanitation
- Space heating and hot water
In real-world terms, this is why disrepair claims often focus on core essentials: a functioning boiler, safe electrics, watertight walls and roofs, and adequate heating.
When you combine Section 11 duties with Awaab’s Law expectations for speed and accountability, tenants gain a stronger, more structured position to insist on safe living conditions.
Which Hazards Commonly Trigger Fast Action?
1) Damp, Condensation and Mould (Including Toxic Black Mould)
Damp and mould are not just cosmetic issues. Persistent mould exposure is commonly associated with respiratory symptoms, asthma flare-ups, and skin irritation. Where mould is extensive or recurring, it often indicates deeper building problems, such as:
- Leaks from roofing, gutters, or pipework (penetrating damp)
- Faulty ventilation systems or inadequate extractors
- Poor insulation causing cold surfaces and condensation
- Structural defects allowing moisture ingress
The key tenant benefit: under Awaab’s Law expectations, landlords should be pushed to do more than repainting or advising tenants to open windows.Root-cause repairs are what stop mould returning.
2) Excess Cold, Faulty Boilers, and Heating Failures
Cold homes can create immediate health risks, especially for vulnerable residents. Problems often involve:
- Boilers repeatedly breaking down
- Heating systems that do not maintain a safe temperature
- Poor insulation or draught issues
- Hot water failures affecting hygiene and wellbeing
In successful outcomes, legal pressure can result in full boiler replacement, improved insulation, and a safer baseline indoor temperature.
3) Fire Safety and Electrical Risks
Electrical faults and fire safety issues can escalate quickly. Examples include:
- Frequent power trips or burning smells
- Exposed wiring or unsafe sockets
- Fire safety non-compliance or compromised escape routes
- Carbon monoxide concerns linked to faulty appliances
When risks are significant, the emphasis is on swift investigation and action to prevent harm.
4) Contamination, Wastewater Leaks, and Lead Risks
Contamination hazards can be particularly distressing and disruptive. These may include:
- Wastewater leaks and sewage exposure
- Ongoing damp associated with foul water
- Lead contamination concerns where old pipework is suspected
- Persistent poor air quality linked to inadequate ventilation
The advantage of an evidence-led approach is that these cases can be documented clearly and escalated quickly, particularly where health impacts are recorded.
How to Force Action: The Housing Disrepair Pre-Action Protocol
The Housing Disrepair Pre-Action Protocol is an established legal process designed to encourage resolution before court proceedings. For tenants, it provides a roadmap for moving from unanswered complaints to enforceable action.
Following the Protocol can help you:
- Show you acted reasonably and gave the landlord an opportunity to respond
- Clarify what repairs are required and why
- Create a formal evidence trail that strengthens your position
- Increase the chance of early settlement, repairs, and compensation
A practical, tenant-friendly step-by-step approach
- Report the disrepair in writing and keep a copy. If you report by phone, follow up in writing.
- Keep a timeline of dates, who you spoke to, and what was promised.
- Document the impact on health and daily life (sleep disruption, inability to use rooms, children affected, recurring illness).
- Gather objective evidence (photos, videos, temperature readings, repair visit records).
- Seek medical support if symptoms may be linked to conditions (for example, asthma exacerbation or recurring respiratory infections).
- Escalate using the Protocol with formal letters and a repair schedule where appropriate.
- If the landlord still fails to act, legal action can seek orders for repair and compensation.
Done correctly, this process is not about unnecessary conflict. It is about creating a clear, professional route to a safe outcome.
Evidence That Strengthens Awaab’s Law and Disrepair Claims
Strong claims are built on clear proof. The most effective cases usually combine day-to-day documentation with professional evidence.
High-value evidence to collect
- Recorded complaints: emails, letters, portal screenshots, and notes of phone calls.
- Photographs and videos: clear images showing spread and severity (with dates where possible).
- Medical evidence: GP letters, hospital notes, prescriptions, or records showing respiratory problems, skin conditions, or other health impacts.
- Emergency call logs: call-out records for boilers, electrical faults, leaks, or dangerous incidents.
- Temperature data: room temperature logs, especially where heating failure or excess cold is an issue.
- Witness statements: notes from household members or visitors who observed conditions.
The benefit of an evidence-led file is speed. When facts are organised, the landlord’s ability to delay or dispute is reduced, and remedies can be achieved faster.
No Win, No Fee Representation: How Specialist Housing Disrepair Barristers Help
Many tenants worry that enforcing their rights will be expensive or complicated. Specialist housing disrepair barristers and legal professionals often support claims through No Win, No Fee arrangements (commonly structured as a Conditional Fee Agreement), which can reduce financial risk.
When a specialist team focuses exclusively on housing disrepair and tenant rights, the practical advantages can include:
- Rapid case handling, aligned to the urgency of health-impacting hazards
- Clear protocol compliance, so deadlines and legal requirements are met
- Strong evidence strategy, ensuring photos, medical records, and logs support the claim
- Persuasive negotiation to secure early repair commitments and settlement where appropriate
- Confidence and clarity for tenants who have been ignored or repeatedly fobbed off
Most importantly, professional handling helps keep the focus on outcomes: repairs completed, homes made safe, and fair compensation where harm has occurred.
What “Success” Looks Like: Real-World Outcomes Tenants Can Achieve
When Awaab’s Law timeframes and the Pre-Action Protocol are used effectively, outcomes can be both fast and meaningful. Successful cases commonly result in combinations of:
- Full repairs to address root causes of damp and mould
- New boilers and permanent heating solutions rather than repeated temporary call-outs
- Insulation and thermal efficiency improvements to reduce excess cold and condensation
- Electrical safety works to remove immediate hazards
- Remediation of contamination, including addressing wastewater leaks and related hazards
- Compensation where tenants experienced health impacts or loss of amenity
Examples of positive outcomes (based on common case patterns)
- Damp and mould resolution: documented complaints and photographic evidence can help drive urgent remediation and repairs, with compensation where respiratory symptoms are supported by medical records.
- Heating failure corrected: emergency call-out history and temperature logs can support a push for a new boiler installation and insulation works, improving safety for vulnerable tenants and reducing hypothermia risk.
- Health hazard exposure addressed: where lead or sewage exposure risks are evidenced, claims can focus on remediation and compensation tied to disruption, distress, and any health consequences.
The consistent theme is that well-prepared claims do not just “complain louder.” They prove the hazard, prove the impact, and require a remedy.
Tenant Checklist: How to Build a Strong Case (Without Getting Overwhelmed)
If your home is unsafe or unhealthy, a simple structure helps you take control quickly.
1) Capture the condition
- Take photos in good light, from both wide angles and close-up
- Repeat weekly to show progression
- Record dates and locations (bedroom wall, bathroom ceiling, etc.)
2) Capture the impact
- Note which rooms are unusable and how often
- Keep a diary of symptoms, sleep disruption, and time off work or school
- Save receipts for items damaged by damp (where relevant)
3) Capture the landlord’s response (or lack of it)
- Save every message
- Keep a call log: date, time, name, reference number
- Record missed appointments and repeated temporary fixes
4) Seek support early
- Medical advice where health is affected
- Specialist legal advice where deadlines are missed or hazards persist
Frequently Asked Questions
Does Awaab’s Law apply to all renters?
Awaab’s Law is associated with social housing regulation. Private renters have different routes, but Section 11 obligations and disrepair principles can still be highly relevant depending on the tenancy type.
What if my landlord says the mould is “lifestyle”?
Some mould is linked to ventilation and condensation, but that does not automatically remove landlord responsibility. Where the property has poor ventilation, insulation issues, leaks, or structural defects, the solution typically requires building-level remediation, not just advice. Evidence (photos, repeated reports, inspection findings, temperature and humidity notes) helps keep the focus on root cause.
Can I claim compensation as well as repairs?
Yes, many disrepair claims seek both: the repair works and compensation for the impact. This can include health impacts (for example, respiratory illness associated with mould exposure), distress and inconvenience, and loss of amenity where parts of the home could not be used safely.
The Takeaway: Faster Deadlines, Stronger Rights, Better Homes
Awaab’s Law is ultimately about making safe housing non-negotiable. With strict expectations like 24-hour emergency action, 5-day damp and mould repair timelines, and 14-day investigation windows, social landlords face clearer accountability for hazards that affect health and safety.
For tenants, the winning formula is straightforward and effective:
- Report early
- Document everything
- Follow the Housing Disrepair Pre-Action Protocol
- Use specialist, evidence-led legal support where needed, often on a No Win, No Fee basis
The best part is the outcome: not just a temporary patch, but a properly repaired, warmer, safer, mould-free home with compensation where the impact has been real.
