Awaab’s Law is changing the practical reality of housing disrepair in social housing by putting clear deadlines around action. For tenants living with damp, mould, excess cold, electrical risks, or other serious hazards, that clarity matters: it helps move long-running complaints from “we’ll look into it” to “this must be fixed, now.”
Introduced through the Social Housing Regulation Act 2023, Awaab’s Law is closely tied to long-established landlord duties under Section 11 of the Landlord and Tenant Act 1985 and the structured steps in the housing disrepair pre-action protocol. Together, these rules and processes support a more direct path to enforcement when a landlord fails to act.
awaab's law claims specialists and barristers can also support tenants through No Win, No Fee (Conditional Fee Agreement) representation, meaning you can pursue repairs and compensation with reduced financial risk, while keeping the focus on getting your home safe.
What Awaab’s Law is designed to achieve
Awaab’s Law was introduced in response to the devastating consequences that can follow when hazards like damp and mould are allowed to persist. In practice, the goal is straightforward: faster action, clearer accountability, and fewer excuses when a social landlord is notified of conditions that can harm health and safety.
From a tenant’s perspective, the biggest benefits are:
- Defined timeframes that help prevent delays from becoming “normal.”
- Stronger leverage when repairs are ignored, repeatedly missed, or treated as minor.
- A clearer enforcement route, supported by established legal duties and pre-court procedures.
- Better outcomes for health, especially where children, elderly residents, or medically vulnerable tenants are affected.
The new deadlines tenants are relying on
Under Awaab’s Law, social landlords are expected to act within strict timescales once serious hazards are raised. The commonly cited deadlines are:
| Issue type | Target deadline | What this means in real life |
|---|---|---|
| Emergency hazards | 24 hours | Urgent action to make the home safe (for example, serious electrical danger, severe leak, or immediate risk conditions). |
| Damp and mould hazards | 5 days | Prompt steps to address damp and mould problems that can affect health, not just “wipe down” advice. |
| Investigations | 14 days | A defined window to inspect, diagnose root causes, and set out a repair plan where investigations are required. |
These timeframes work best when you can show when the landlord was notified and what the landlord did (or did not do) afterward. That is why evidence matters so much in housing disrepair claims.
How Awaab’s Law fits with Section 11 and the housing disrepair pre-action protocol
Section 11 of the Landlord and Tenant Act 1985 (the core repair duty)
Section 11 is a key legal foundation in many disrepair cases. It 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 hot water
When damp, leaks, broken heating, unsafe electrics, or persistent condensation are linked to repair failures, Section 11 is often central to establishing responsibility.
The housing disrepair pre-action protocol (a structured way to get action)
The housing disrepair pre-action protocol is a formal process designed to encourage resolution before court proceedings. It typically focuses on:
- Clear notice to the landlord of what is wrong
- A defined opportunity for inspection and response
- Agreement on repairs, timescales, and any interim safety steps
- Structured evidence sharing (photos, logs, expert input where appropriate)
In benefit-driven terms, the protocol can be powerful because it creates a paper trail and encourages landlords to resolve claims quickly once legal action is on the horizon.
Which problems are most commonly claimed under Awaab’s Law timeframes
Claims frequently focus on serious hazards, including those commonly described as Category 1 hazards (the most severe level under housing safety standards). While each case depends on its facts, common claim types include:
Damp and mould (including toxic black mould, persistent condensation, and penetrating damp)
Damp and mould claims often involve conditions that can be linked to respiratory symptoms, asthma flare-ups, and skin irritation. Tenants may report:
- Toxic black mould (often referenced as Stachybotrys in general discussion, though lab confirmation is not always required to show serious risk)
- Persistent condensation that returns despite cleaning
- Penetrating damp from external defects or water ingress
Strong cases don’t just show visible mould; they show a pattern: repeated reports, recurring growth, and inadequate or superficial landlord responses.
Excess cold (faulty boilers, inadequate insulation, unstable heating)
“Excess cold” cases may involve:
- Boilers that repeatedly fail or cannot maintain safe indoor temperatures
- Insufficient insulation leading to persistent cold and high energy costs
- Higher risk scenarios for vulnerable tenants
Evidence like temperature logs and call-out records can help show the issue is more than inconvenience; it is a consistent failure affecting basic living conditions.
Electrical and fire risks
Electrical defects and fire safety concerns can escalate quickly. Claims and enforcement action may focus on:
- Dangerous wiring, sparking sockets, or repeated power faults
- Fire safety non-compliance (where relevant to the home and landlord obligations)
- Risks that create immediate danger to occupants
Contamination, leaks, and waste hazards
These cases can include:
- Wastewater leaks
- Poor ventilation leading to ongoing damp and air quality issues
- Contamination concerns such as potential exposure to harmful substances
The practical upside of pursuing these matters formally is that it can turn “recurring issues” into a defined set of actions the landlord must address.
What makes a housing disrepair claim stronger: the evidence checklist
Housing disrepair cases are built on proof. The more clearly you can show what happened, when the landlord was told, and how the problem affected you, the more effectively your legal team can push for repairs and compensation.
Evidence that often strengthens Awaab’s Law and disrepair claims
- Documented complaint history (dates, reference numbers, screenshots of online portals, letters, or emails)
- Photographs and videos showing mould growth, leaks, damaged plaster, or unsafe conditions (ideally date-stamped)
- Medical evidence where health has been affected (for example, GP notes, asthma management changes, respiratory symptoms)
- Call-out records for repairs, emergency attendances, and repeat visits
- Temperature logs (particularly relevant for excess cold and heating failures)
- Notes of conversations (who you spoke to, what was promised, and when)
Simple logging template you can copy
Keeping consistent notes can be surprisingly persuasive. A basic log might include:
| Date | Issue | Report method | Landlord response | Impact on living conditions |
|---|---|---|---|---|
| 01/02/2026 | Black mould spreading in bedroom corner | Repairs portal reference | Acknowledged, no visit booked | Child coughing at night, room unusable |
| 05/02/2026 | Boiler cutting out, no heat | Emergency line | Engineer visit, temporary reset | Indoor temperature below comfortable level |
You do not need to be “perfect” to have a valid claim, but consistent records make it easier to demonstrate delay, repeat failures, and the real-world consequences.
How No Win, No Fee representation supports faster, clearer outcomes
One of the biggest barriers for tenants is the fear of legal costs. Many specialist housing disrepair solicitors and barristers offer a No Win, No Fee option through a Conditional Fee Agreement, which generally means you pay legal fees only if the claim succeeds.
From a benefits point of view, this approach can:
- Reduce financial pressure so you can focus on getting your home repaired
- Speed up action by placing your complaint into a formal legal framework quickly
- Improve communication by requiring clear responses and structured steps
- Support compensation claims where appropriate, including for distress, inconvenience, and in some cases health impacts (based on evidence)
Importantly, reputable teams do not rely on vague promises. They focus on evidence-led claims that align with legal duties and recognized protocols.
Real-world case examples: what “fast outcomes” can look like
While every property and landlord response is different, the following case examples illustrate the kind of outcomes tenants can achieve when evidence is strong and legal action is initiated under established procedures and Awaab’s Law timeframes.
Manchester: severe mould addressed with repairs completed within 14 days of legal action
In one example, a family with two young children reported black mould in bedrooms and the bathroom multiple times over an extended period. After formal steps were initiated under the housing disrepair pre-action protocol, repairs were completed within two weeks and a compensation settlement was agreed.
Evidence factors highlighted in the example included:
- Documented history of complaints over time
- Medical evidence of respiratory symptoms
- Photographic evidence showing the spread of mould
The key success driver was not only the presence of mould, but the clear record of repeated notice and lack of effective resolution until formal action was taken.
Birmingham: heating and hot water failure resolved with a new boiler, insulation improvements, and compensation
In another example, an elderly tenant experienced repeated boiler problems over multiple winters. Despite emergency call-outs, there was no lasting fix. Following intervention that cited the new timeframes, the housing association installed a new boiler system, improved insulation, and compensation was recovered.
Evidence factors highlighted in the example included:
- Vulnerable tenant classification (important when risks are elevated)
- Emergency repair call-out records
- Temperature logs showing inadequate heating
This kind of result shows how structured documentation plus clear legal standards can convert repeat “patch repairs” into a proper, lasting solution.
What to expect from a specialist Awaab’s Law and housing disrepair claim
Although each firm will have its own intake process, a typical route looks like this:
- Initial assessment: you explain the disrepair, the timeline, and what evidence you have.
- Evidence gathering: photos, complaint records, medical notes (if relevant), logs, and repair history are organized.
- Protocol steps begin: a structured notification and response process is triggered under the housing disrepair pre-action protocol.
- Inspection and repair plan: where needed, investigations are arranged and the landlord is pushed to commit to timescales.
- Repairs and resolution: the aim is a safe home, with compensation pursued where the facts support it.
When the claim is handled by a team focused specifically on housing disrepair, the advantage is often speed and precision: they know what standards apply, what evidence carries weight, and how to escalate when a landlord stalls.
Practical steps you can take today to protect your position
If you are currently living with damp, mould, excess cold, or safety risks in social housing, you can take practical actions right away that support both repairs and any potential claim:
- Report the issue in writing and keep copies (portal screenshots, emails, letters).
- Photograph and video the disrepair regularly, from the same angles where possible.
- Record key dates: when it started, when you reported it, every promised appointment, and every missed visit.
- Keep a temperature log if heating is unreliable (especially overnight and early morning readings).
- Seek medical advice if symptoms appear or worsen, and keep notes of what you are told.
- Save repair visit details: who attended, what they did, and whether the fix lasted.
These steps are beneficial even if you hope the landlord resolves the issue quickly, because they create clarity and reduce the chance of disputes over what was reported and when.
The biggest takeaway: clear deadlines create momentum
Awaab’s Law strengthens the message that a safe home is not optional and not something that can be delayed indefinitely. With clear expectations like 24 hours for emergencies, five days for damp and mould, and 14 days for investigations, tenants and their legal representatives have a stronger framework to push for real action.
When combined with Section 11 repair obligations and the housing disrepair pre-action protocol, specialist No Win, No Fee representation can do two things effectively: force compliance and pursue fair compensation where the evidence supports it. The most important outcome, however, is the one that impacts your daily life immediately: a home that is safe, warm, and fit to live in.
