When a home is damp, cold, or unsafe, the impact isn’t just inconvenience. It can mean worsening asthma, recurring chest infections, anxiety, missed school, missed work, and a constant feeling that you’re living in a problem no one will fix.Awaab’s Law, introduced under the Social Housing Regulation Act 2023, is designed to change that reality by setting clearer, firmer expectations on social landlords and creating a stronger basis for tenants to compel repairs and, where appropriate, claim compensation for the harm caused by disrepair.
This article explains what Awaab’s Law is, how it works alongside Section 11 of the Landlord and Tenant Act 1985, what the commonly cited statutory timeframes mean in practice (including 24-hour emergency action, five-day damp and mould repairs, and 14-day investigations), and how specialist housing disrepair barristers can use the Housing Disrepair Pre-Action Protocol to push matters forward quickly on a No Win No Fee basis.
What Awaab’s Law is (and why it matters)
Awaab’s Law was introduced in response to serious failures in the way social landlords handled hazards such as damp and mould. It forms part of the legal and regulatory push to make sure social housing residents are not left living for months (or years) with problems that can damage health and wellbeing.
The key practical benefit: clearer, time-bound expectations for investigating hazards and completing repairs, giving tenants stronger footing when they need to escalate a complaint into formal legal action.
How it fits with existing landlord repair duties
Awaab’s Law does not exist in isolation. It sits alongside core repair obligations that already apply to landlords, including Section 11 of the Landlord and Tenant Act 1985. In simple terms, Section 11 requires landlords to keep in repair:
- The structure and exterior of the home
- Installations for water, gas, electricity, and sanitation
- Installations for space heating and heating water
Where Awaab’s Law strengthens the landscape is by supporting a more deadline-driven approach to hazardous conditions, particularly where health risks are high and delay is dangerous.
The repair deadlines tenants commonly rely on
Awaab’s Law is widely discussed in relation to specific statutory timescales for social landlords. The timeframes most often cited are:
- 24 hours for emergency hazards
- Five days for damp and mould where it amounts to a serious hazard (often referenced as a Category 1 hazard)
- 14 days for investigations into reported hazards
These deadlines matter because they can turn a vague promise (for example, “we’ll raise a job”) into a measurable legal and regulatory expectation. And when expectations are measurable, they’re easier to enforce.
Quick reference table: timeframes and what they mean in real life
| Issue type | Commonly cited Awaab’s Law timeframe | What tenants should expect | Why it’s urgent |
|---|---|---|---|
| Emergency hazards | 24 hours | Rapid attendance, safety steps, and prompt remedial action | Risk of immediate harm (for example, severe electrical danger or carbon monoxide risk) |
| Damp and mould (serious hazard) | 5 days | Repair action that addresses the cause, not just surface cleaning | Respiratory illness risk, mycotoxin exposure, worsening asthma |
| Investigation of reported hazards | 14 days | A timely inspection and clear plan for works | Stops problems becoming entrenched and more expensive to fix |
If your landlord repeatedly misses these kinds of deadlines (or treats “quick fixes” as a permanent solution), that pattern can become powerful evidence when you escalate through a formal complaints process or legal claim.
What counts as a hazard: common problems that trigger urgent action
Housing disrepair claims often involve more than one issue at once. Damp and mould might be linked to leaks, poor ventilation, defective windows, or inadequate heating. Cold might be linked to boiler faults, missing insulation, or broken radiators. The strongest outcomes usually come from treating the situation as a whole-home hazard issue rather than a single isolated fault.
Damp, condensation, and mould
Damp and mould problems in social housing can include:
- Persistent condensation (often due to inadequate ventilation, insulation, or heating)
- Penetrating damp from roof defects, cracked render, defective pointing, or leaking gutters
- Leaks from plumbing or waste pipes that saturate walls and floors
- Significant mould growth, including references tenants may hear to toxic black mould (for example, Stachybotrys)
What makes these issues so important under the Awaab’s Law approach is that mould is not just cosmetic. It can be tied to health impacts, and a delay in addressing the underlying cause can compound the risk.
Excess cold and heating failures
“Excess cold” hazards are often linked to:
- Faulty boiler systems
- Broken or inadequate radiators
- Hot water failures that affect hygiene and wellbeing
- Inadequate insulation and draughts
The benefit of firm repair deadlines is especially clear in winter, where delays can create real risk, particularly for older residents, families with young children, and people with chronic health conditions.
Safety hazards: fire, electrics, and carbon monoxide risk
Some disrepair issues are urgent because they can cause immediate harm. Examples include:
- Electrical faults (for example, sparking sockets, repeated tripping, exposed wiring)
- Fire safety non-compliance (depending on building type and specific defect)
- Unsafe gas appliances or inadequate ventilation that increase carbon monoxide risk
Emergency-type hazards are where the 24-hour expectation is most often relied upon, because delays can be life-changing.
Contamination, waste, and hygiene-related hazards
Some hazards relate to contaminants and hygiene conditions, such as:
- Wastewater leaks and sewage exposure
- Concerns about lead in water pipes (context-dependent and typically requiring proper investigation)
- Conditions that drive poor air quality or unsafe living environments
In these cases, time-bound investigation and repair can help reduce exposure risk and restore normal living standards quickly.
Health impacts that can support compensation claims
One of the most important shifts with a deadline-based enforcement mindset is that health impacts are no longer treated as “secondary.” If disrepair has caused illness or aggravated existing conditions, that can form part of the basis for compensation, particularly when backed by good evidence.
Health impacts commonly referenced in disrepair claims include:
- Respiratory illness and recurring chest infections
- Asthma attacks or worsened asthma control
- Symptoms linked to mycotoxin exposure associated with mould in damp indoor environments
- Risk of hypothermia or severe discomfort due to excess cold
- Carbon monoxide risk where gas safety and ventilation concerns exist
- Contamination exposure (for example, sewage leaks or other hazardous substances)
Compensation (where a claim is successful), including awaabs law compensation claims, may reflect pain and suffering, the impact on daily life, and in some cases out-of-pocket costs. The practical benefit for tenants is that a well-prepared claim can push both outcomes at once: rapid remedial works and financial redress where harm has occurred.
How specialist barristers help: a faster, structured route to action
Many tenants spend months reporting problems, chasing repairs, and feeling stuck in a loop of missed appointments and temporary fixes. Specialist housing disrepair barristers and legal professionals can help break that cycle by applying a formal legal structure and timetable to the dispute.
The Housing Disrepair Pre-Action Protocol (what it does for you)
Housing disrepair cases are commonly progressed using the Housing Disrepair Pre-Action Protocol. The goal is to:
- Encourage early exchange of information so the issues are clear
- Push the landlord toward timely repairs and a clear plan of works
- Explore settlement before court becomes necessary
- Create a documented trail showing whether the landlord is acting reasonably
For tenants, the benefit is simple: the pre-action process can be a decisive escalation point that turns repeated complaints into a legally framed demand for action.
No Win No Fee: reducing the financial barrier
Many specialist teams run housing disrepair claims on a No Win No Fee basis (often through a Conditional Fee Agreement). In straightforward terms, this can reduce financial risk and make it easier to take action when a landlord has not addressed serious hazards.
If you have been delaying action because of cost worries, this funding structure can be the difference between “living with it” and getting the situation resolved.
Evidence that helps you win: what to document from day one
Fast outcomes are often built on strong documentation. Even before legal involvement, you can start gathering the kind of evidence that supports both repairs and compensation.
A tenant-friendly evidence checklist
- Complaint history: dates, times, and reference numbers for every report (email is ideal, but call logs matter too)
- Photographs and videos: show the scale and spread of mould, leaks, damage, and damp patches (take repeat photos over time)
- Repair call-out logs: note missed appointments, emergency visits, repeat failures, and what was (or wasn’t) fixed
- Medical records: GP notes, hospital attendance, prescriptions, asthma reviews, or notes linking symptoms to housing conditions
- Temperature data: simple thermometer readings in key rooms, especially where heating failures or excess cold are alleged
- Daily impact notes: brief diary entries about sleep disruption, children’s symptoms, inability to use rooms, or having to keep windows open in winter due to mould
These details help legal teams move quickly because they reduce uncertainty. Instead of debating whether a problem exists, the focus shifts to how soon it will be fixed and how the tenant will be compensated for the time spent living with it.
What “swift legal action” can look like: realistic outcomes
Tenants often want to know what success looks like in practice. While every case depends on its facts, strong pre-action work commonly aims to achieve:
- Immediate inspection and a clear schedule of works
- Remedial repairs that address root causes (not only painting over mould)
- Specialist assessments where needed (for example, damp surveys, ventilation assessments, heating system review)
- Compensation where disrepair has caused illness, distress, or significant loss of amenity
The standout benefit is momentum. Once a case is properly framed under a protocol, landlords are often pushed to treat it as a priority rather than a backlog item.
Case examples: how pre-action proceedings can drive rapid repairs
Examples from housing disrepair practice commonly show that the turning point comes when formal pre-action steps begin, supported by clear evidence and legal references to repair duties and hazard urgency.
Example: severe mould addressed after prolonged reports
A family reported black mould affecting bedrooms and a bathroom over an extended period. Despite repeated reports, the underlying cause was not resolved. After pre-action protocol proceedings were initiated with a documented complaint history, photographic evidence, and medical notes referencing respiratory symptoms, repairs were completed promptly and the matter moved toward a compensation outcome.
Key success factors typically included:
- Documented history of complaints showing delay
- Medical evidence supporting health impact
- Photographs demonstrating spread and persistence
Example: heating failure resolved with replacement works
An older tenant experienced repeated boiler failures across multiple winters, with numerous emergency call-outs but no lasting solution. A protocol-led approach referencing the urgency of safe heating and the expectation of prompt action helped secure replacement heating works and improvements designed to restore reliable thermal comfort.
Evidence that often makes these cases move faster includes:
- Emergency repair call-out records showing repeated breakdowns
- Temperature logs demonstrating unsafe or inadequate indoor temperatures
- Vulnerability information (where relevant) supporting urgency
Why acting early pays off (for repairs and for compensation)
When tenants wait too long, issues can become more complex: mould spreads, plaster deteriorates, repairs get more disruptive, and health impacts can intensify. Acting earlier is often beneficial because it:
- Improves the likelihood of a quick inspection and repair
- Preserves evidence while it is clear and time-stamped
- Reduces the chance of being pushed into repeated “temporary fixes”
- Supports a clearer narrative of cause and effect for any health impact claim
If you’ve already been reporting problems for months, you have not “missed your chance.” A long complaint trail can actually strengthen your position, especially if it shows repeated failure to provide a lasting remedy.
Practical steps tenants can take today
If you suspect your home conditions may qualify as serious disrepair or a hazard, these steps can help you move forward confidently.
1) Report the issue clearly (and keep proof)
Describe the problem, where it is, how long it has been happening, and what impact it has on your health and daily life. Keep screenshots, emails, and reference numbers.
2) Ask for an inspection and a written plan
A written plan creates accountability. It also helps you spot whether the landlord is proposing a genuine root-cause fix or only surface-level work.
3) Gather the evidence that supports urgency
Photographs, medical records, call-out logs, and temperature data can all help demonstrate seriousness and speed up outcomes.
4) Seek specialist advice if deadlines are missed or hazards persist
When issues remain unresolved, specialist housing disrepair barristers can step in under the Housing Disrepair Pre-Action Protocol, using your documented history to press for swift remedial works and compensation where appropriate.
The bottom line: Awaab’s Law strengthens your ability to demand a safe home
Awaab’s Law, introduced under the Social Housing Regulation Act 2023 and operating alongside established duties such as Section 11 of the Landlord and Tenant Act 1985, is about making safe housing a reality rather than a hope. By reinforcing a deadline-driven approach to emergencies, damp and mould hazards, and prompt investigations, it helps tenants move from repeated complaints to clear enforcement.
For residents dealing with mould, excess cold, unsafe electrics, carbon monoxide concerns, or contamination exposure, the most encouraging message is this: with the right documentation and the right legal process, repairs can be accelerated and compensation can be pursued for the health and life impacts of living in disrepair.
If you’re living with unresolved hazards, treat your evidence as your leverage, your timeline as your ally, and your wellbeing as the priority it has always been.
