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Awaab's Law Explained

England & WalesLast reviewed 18 September 2026

Awaab's Law requires social landlords in England to act on damp, mould and other serious hazards within fixed deadlines: emergencies within 24 hours, and significant hazards investigated within 10 working days. It came into force for social landlords on 27 October 2025 and does not yet apply to private landlords.

What the Law Requires

Direct Answer: Under the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, social landlords must take emergency action within 24 hours of becoming aware of an emergency hazard, and investigate a significant hazard within 10 working days.

After investigating, the landlord must give the tenant a written summary of the findings within 3 working days, and complete non-emergency remedial work within 5 working days of the investigation ending. Further rules cover renewed investigations and temporary rehousing where the home cannot be made safe. The first phase covers damp and mould, with later phases extending to more hazards.

Who It Covers

The regulations apply to social landlords, meaning councils and housing associations, in England. They do not currently apply to private landlords: the Renters' Rights Act 2025 provides the legal framework to extend Awaab's Law and a decent homes standard to the private rented sector, but that needs separate regulations and, at the time this page was checked, had no confirmed start date.

What If the Deadlines Are Missed

Tenants can complain to the landlord and then to the Housing Ombudsman, and can consider a court claim. A landlord that misses the deadlines risks orders to carry out work and compensation, and the failures form strong evidence in a disrepair or personal injury claim. Keep records of when you reported each problem and what was said.

Frequently Asked Questions

What is Awaab's Law?

A law named after Awaab Ishak, who died from mould exposure in his family's social housing home. It requires social landlords in England to investigate and fix serious hazards within fixed timescales.

Does Awaab's Law apply to private landlords?

Not yet. It applies to social landlords, and the Renters' Rights Act 2025 provides the framework to extend it to private renting later. Private tenants still have rights under the Homes (Fitness for Human Habitation) Act 2018 and the repairing obligations.

How quickly must a landlord act on damp and mould?

An emergency hazard within 24 hours, and a significant hazard must be investigated within 10 working days of the landlord becoming aware, with a written summary within 3 further working days.

What can I do if my landlord ignores the deadlines?

Put your complaint in writing, escalate to the Housing Ombudsman if unresolved, and consider legal advice about a disrepair or personal injury claim. Keep photos, emails and dates.

Does Awaab's Law let me claim compensation directly?

It sets duties and deadlines rather than a compensation scheme, but missing them is powerful evidence in a claim for disrepair, and for any illness the conditions caused.

Can I make a housing disrepair claim on a no win no fee basis?

Often, yes. Many solicitors take disrepair claims on a Conditional Fee Agreement, and the landlord can be ordered to pay a large part of your legal costs if you win. Because a claim can also force repairs to be done, ask whether they can seek an order for the work as well as compensation.

You May Also Be Interested In

Housing Disrepair

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Damp & Mould Claims

Compensation for damp and mould in rented homes

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Council & Housing Association Disrepair

Claims by social housing tenants

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Private Landlord Repairs Claims

Claims by private tenants

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What Is No Win No Fee?

How CFAs work in England and Wales

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Where this applies: This page covers England and Wales. The rules in Scotland and Northern Ireland are different.

Sources for this page

Every rule stated above is based on the primary sources below. Each link goes to the legislation, court rule or regulator itself so you can check it. Last verified 18 September 2026.

  1. Courts and Legal Services Act 1990, s.58 (conditional fee agreements)

    The provision that makes CFAs lawful and enforceable. CFAs derive from this section, not from LASPO.

  2. Conditional Fee Agreements Order 2013, arts. 4–5 · in force from 1 April 2013

    Art. 4 caps the success fee at 100% of base costs. Art. 5 caps what may be taken from damages in personal injury at 25% of PSLA plus past pecuniary loss, net of CRU, at first instance.

  3. Civil Procedure Rules, Part 44 (incl. rr.44.13–44.17, QOCS)

    Qualified one-way costs shifting and its exceptions. Rule 44.14 was amended with effect from 6 April 2023.

  4. Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (SI 2025/1042)

    In force 27 October 2025 for social landlords in England. Emergency hazards must be dealt with within 24 hours; significant hazards must be investigated within 10 working days of the landlord becoming aware, a written summary given within 3 working days of the investigation, and non-emergency remedial work completed within 5 working days of the investigation ending. Later phases extend to more hazards.

  5. Renters' Rights Act 2025

    Provides the framework to extend Awaab's Law and a decent homes standard to the private rented sector, but that extension needs separate regulations and, at the time of checking, had no confirmed start date.

  6. Landlord and Tenant Act 1985, s.9A (fitness for human habitation)

    Inserted by the Homes (Fitness for Human Habitation) Act 2018: a landlord must ensure a home is fit for human habitation at the start of, and throughout, the tenancy. Tenants can sue directly in the county court.

  7. Housing Ombudsman Service

    Free, independent complaints service for tenants of social landlords. A complaint can lead to an apology, orders to repair or compensation but does not stop the limitation clock for a court claim.

Who wrote and checked this page

Written and published by
Edward & Amaury Solicitors (Edward & Amaury Ltd, company no. 12195443), regulated by the Solicitors Regulation Authority under no. 800525.
Legal review
Checked for England & Wales by Edward & Amaury Solicitors — Solicitors regulated by the SRA (no. 800525) (verify on the regulator’s register).Review is recorded against the firm. The individual reviewer is not named on this page.
Review dates
Last reviewed 18 September 2026. Next review due 18 March 2027.

Fee rules change. California’s medical malpractice fee limits changed on 1 January 2023, and the QOCS rules in England and Wales changed on 6 April 2023. If you spot something out of date, tell us — we publish corrections.

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Where this applies: This page covers England and Wales. The rules in Scotland and Northern Ireland are different.

Sources for this page

Every rule stated above is based on the primary sources below. Each link goes to the legislation, court rule or regulator itself so you can check it. Last verified 2 August 2026.

  1. Courts and Legal Services Act 1990, s.58 (conditional fee agreements)

    The provision that makes CFAs lawful and enforceable. CFAs derive from this section, not from LASPO.

  2. Conditional Fee Agreements Order 2013, arts. 4–5 · in force from 1 April 2013

    Art. 4 caps the success fee at 100% of base costs. Art. 5 caps what may be taken from damages in personal injury at 25% of PSLA plus past pecuniary loss, net of CRU, at first instance.

  3. Legal Aid, Sentencing and Punishment of Offenders Act 2012, ss.44–46 · in force from 1 April 2013

    Ended recoverability of success fees and ATE premiums from the losing party. Did not create or regulate CFAs.

  4. Civil Procedure Rules, Part 44 (incl. rr.44.13–44.17, QOCS)

    Qualified one-way costs shifting and its exceptions. Rule 44.14 was amended with effect from 6 April 2023.

Who wrote and checked this page

Written and published by
Edward & Amaury Solicitors (Edward & Amaury Ltd, company no. 12195443), regulated by the Solicitors Regulation Authority under no. 800525.
Legal review
This page has not yet been through independent legal review. It is written from the primary sources listed below, which you can check directly.
Review dates
Last reviewed 2 August 2026. Next review due 2 February 2027.

Fee rules change. California’s medical malpractice fee limits changed on 1 January 2023, and the QOCS rules in England and Wales changed on 6 April 2023. If you spot something out of date, tell us — we publish corrections.