Awaab's Law Explained for Social Housing Tenants
On this page
Awaab's Law sets time limits for social landlords in England to investigate and fix serious hazards in tenants' homes, starting with damp and mould. This page explains where it came from, who it covers, the three phases, the timescales published by the government and what you can do if a landlord misses them.
Key points
- Awaab's Law applies to social landlords in England, meaning councils and housing associations. It does not yet apply to private landlords.
- Phase 1 has been in force since 27 October 2025 and covers damp and mould that poses a significant risk, plus emergency hazards.
- Phase 2 starts on 30 November 2026, about a month after this page was reviewed on 31 October 2026, and adds electrical, fall, fire, cold, heat, structural and hygiene hazards.
- Phase 3 is due in 2027 and extends to the remaining hazards except overcrowding, with no exact date yet.
- As published by the government, emergency hazards must be investigated and made safe within 24 hours.
- If a timescale is missed, keep evidence, complain in writing and consider the Housing Ombudsman or a disrepair claim.
Where Awaab's Law came from
Awaab's Law is named after Awaab Ishak, aged two, who died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family's housing association home in Rochdale. The coroner's inquest in 2022 led to national change.
We mention this with respect. It is the reason the law exists, and the reason damp and mould should never be brushed aside as a minor nuisance.
Who it applies to
Awaab's Law applies to social landlords in England. That means councils and housing associations. In Ealing, it covers tenants of Ealing Council's own homes and tenants of housing associations.
It does not yet apply to private landlords. The Renters' Rights Act 2025 provides the framework to extend it to the private rented sector, but regulations and a start date have not been confirmed, so we cannot promise a date. Private tenants still have other protections, which our page on private renters and repairs explains.
The three phases
The law is being introduced in stages, with a wider list of hazards at each stage.
| Phase | Start | Hazards covered |
|---|---|---|
| Phase 1 | In force since 27 October 2025 | Damp and mould that poses a significant risk, plus emergency hazards |
| Phase 2 | 30 November 2026 | Adds electrical hazards; falls (on the level, on stairs and between levels); fire and explosions; excess cold; excess heat; structural collapse and falling elements; domestic hygiene, including pest infestations |
| Phase 3 | Due in 2027, exact date not yet given | All remaining Housing Health and Safety Rating System hazards, except overcrowding |
Phase 1: damp, mould and emergencies
Phase 1 is already in force. It covers damp and mould that poses a significant risk to health, and emergency hazards, which are problems that need urgent action. Our page on damp and mould in rented homes explains causes and evidence.
Phase 2: from 30 November 2026
Phase 2 is about a month away at the time of writing. It adds hazards that affect safety in many Ealing homes, such as faulty wiring, unsafe stairs, fire risks, homes that are dangerously cold or hot, structural problems and pest infestations.
Phase 3: due in 2027
Phase 3 is due to cover all remaining hazards in the Housing Health and Safety Rating System, or HHSRS, except overcrowding. The HHSRS is the system councils use to assess 29 types of hazard in homes. We will not guess the date, so check the latest guidance.
Timescales published by the government
As published by the government, the timescales work like this:
- Emergency hazards: investigate and make safe within 24 hours.
- Significant hazards: investigate within 10 working days of the landlord becoming aware.
- Written summary: give the tenant a written summary within 3 working days of the investigation.
- Safety work: carry it out within 5 working days of the investigation.
- Longer-term repairs: start within 12 weeks.
The detailed rules sit in regulations, so check the current guidance for your situation. If there is a gas smell or you suspect carbon monoxide, open the windows, leave and call the National Gas Emergency Service on 0800 111 999. If anyone is in immediate danger, call 999.
Struggling with damp, mould or repairs in Ealing?
Tell us what is wrong and we will explain your options in plain English.
What to do if a landlord misses a timescale
- Write down the dates: when you reported it, when anyone visited and what they said. Keep copies of every message.
- Complain in writing through the landlord's complaints process, and name the timescale you think was missed. The Housing Ombudsman Complaint Handling Code generally expects an acknowledgement within 5 working days, a stage 1 answer within 10 working days and a stage 2 answer within 20 working days.
- If the complaint is still unresolved, you can take it to the Housing Ombudsman, which deals with complaints about councils as landlords and housing associations.
- Think about a disrepair claim, particularly if the problem has affected your health or belongings.
Our evidence guide shows what to keep, from photos to medical records.
How it fits with disrepair claims
Awaab's Law adds clear deadlines for social landlords. It does not replace the older rules, which include section 11 of the Landlord and Tenant Act 1985, the Homes (Fitness for Human Habitation) Act 2018 and section 4 of the Defective Premises Act 1972.
A missed deadline may help show that a landlord was slow, but every case depends on its facts. Disrepair claims usually begin with a letter under the Pre-Action Protocol for Housing Conditions Claims, and the landlord is expected to respond within 20 working days. Ealing Council's disrepair policy says it follows this protocol. Our guide to making a claim sets out the steps.
Keep paying your rent unless you have taken advice. If you ask for help with a claim, read what you sign, ask about fees and exit fees, avoid being signed up by more than one firm and check the SRA register. The SRA and the FCA have been reviewing how disrepair claims are marketed. You can also read about what compensation can include.
This page is general information, not legal advice. For advice on your own case, speak to a solicitor regulated by the SRA, Shelter, Citizens Advice or a law centre.
Struggling with damp, mould or repairs in Ealing?
Tell us what is wrong and we will explain your options in plain English.
Frequently asked questions
Does Awaab's Law apply to Ealing Council homes?
Yes. Ealing Council is a social landlord for its own homes, and so are housing associations, so tenants of both are covered in England. The law is being introduced in phases, which means the hazards covered depend on the date. Check the latest government guidance to see which phase applies to your problem.
Does Awaab's Law apply to private landlords?
Not yet. The Renters' Rights Act 2025 provides a framework that could extend it to the private rented sector, but regulations and a start date have not been confirmed. Private tenants still have other protections, including repair duties, the fitness for human habitation rules and the right to ask the council to inspect.
Is Awaab's Law only about damp and mould?
No. Damp and mould that poses a significant risk was the starting point in phase 1, alongside emergency hazards. Phase 2 widens the list to cover several other hazards, and phase 3 is due to extend to almost all the remaining hazards. Tenants with other problems should still report them in writing.
What if my landlord ignores a deadline?
Write down the dates, keep your reports and send a written complaint pointing out which timescale was missed. If the landlord's process does not fix it, you can take the complaint to the Housing Ombudsman. You may also have a disrepair claim. Seek advice from a regulated solicitor, Shelter or Citizens Advice.
Can I get compensation under Awaab's Law?
Awaab's Law sets deadlines for landlords, but compensation in a disrepair claim usually depends on the repair duties and the facts of your case. A missed deadline may help show delay, and it does not guarantee any outcome. Keep your evidence and get advice about your own situation.
Do I have to report in writing?
The law does not stop you reporting by phone, but writing gives you a dated record, and records are what matter if you later complain or claim. Email or use the landlord's online portal where you can. If you phone, follow up with a message summarising the call and keep a note of any reference number.
Sources and further reading
- Safer homes for 4m tenants with quicker action on dangerous homes: Awaab's Law phase 2 (GOV.UK)
- Damp and mould: understanding and addressing the health risks for rented housing providers (GOV.UK)
- Housing Ombudsman: make a complaint
- Pre-Action Protocol for Housing Conditions Claims (Ministry of Justice)
