Awaab’s Law 2025: How the New Repair Deadlines Help You Get Urgent Repairs, Health Protection and Compensation

Awaab’s Law is reshaping how social landlords must respond to serious hazards in the home. Introduced by the Social Housing Regulation Act 2023 and enforced through the 2025 social housing regulations, it creates clear, time-limited duties for landlords to investigate and fix dangerous issues such as damp and mould, excess cold, and other safety risks.

For tenants, the biggest benefit is simple: you no longer have to rely on vague promises or open-ended repair windows. Awaab’s Law sets strict timeframes, and it works alongside well-established legal protections such as Section 11 of the Landlord and Tenant Act 1985 and the Housing Disrepair Pre-Action Protocol. Together, these rules can help you push for fast repairs and, where appropriate, pursue a No Win No Fee housing disrepair and compensation claim.

This guide explains what Awaab’s Law means in practice, what hazards are likely to qualify (including Category 1 risks), how the deadlines typically work, and how to build a strong evidence pack that supports rapid landlord compliance and the best possible outcome.

What is Awaab’s Law (and why it matters so much)?

Awaab’s Law is a legal framework designed to ensure social landlords respond quickly and effectively when tenants report serious hazards, particularly hazards that pose a risk to health. It is linked to the wider focus on improving standards in social housing and preventing dangerous delays in addressing problems like mould and cold.

The key tenant benefit is that it turns what can feel like an endless complaints loop into a clear set of repair and investigation deadlines. When landlords miss those deadlines, tenants have a stronger platform to escalate matters through the established dispute and claims process.

Importantly, Awaab’s Law does not exist in isolation. Social landlords’ obligations are supported by:

• Section 11 of the Landlord and Tenant Act 1985, which requires landlords to keep the structure and exterior in repair and to keep installations for water, gas, electricity, sanitation, and heating in proper working order.
• The Housing Disrepair Pre-Action Protocol, which sets a formal process for exchanging information and attempting resolution before court action (often creating practical pressure for repairs to happen quickly).

When these frameworks are used together, tenants can often achieve faster repairs, clearer accountability, and a realistic route to compensation where disrepair has harmed health or caused significant disruption.

Awaab’s Law repair deadlines (2025): 24 hours, 5 days, 14 days

Under the 2025 social housing regulations linked to Awaab’s Law, landlords face strict timeframes for responding to hazards. While the exact steps can depend on the type and severity of the hazard, the headline timeframes are commonly described as:

• 24 hours for emergency hazards (urgent action required)
• 5 days for damp and mould remedies (to address the hazard promptly)
• 14 days for investigations (to establish cause, scope, and necessary works)

These timeframes matter because they give tenants a clear yardstick for when a landlord’s response is too slow, and they help legal representatives frame correspondence and escalation with concrete dates and expectations.

Deadline overview table

In real life, the best results often come when tenants report issues clearly, keep records, and gather evidence that makes the hazard hard to dispute. That evidence can also support compensation if the landlord’s delay or inaction has caused harm.

Which housing problems can qualify as serious hazards?

Awaab’s Law is commonly associated with damp and mould, but the wider housing disrepair landscape includes other hazards that can seriously affect health and safety. Claims and enforcement action often focus on Category 1 hazards (the most serious risks), particularly where the home environment is causing or worsening illness.

Category 1 damp and mould hazards

Serious damp and mould problems can include:

• Toxic black mould (often referenced as Stachybotrys), particularly where it is extensive and persistent
• Penetrating damp from building defects, leaks, roof problems, or failed external walls
• Severe condensation driven by inadequate ventilation, poor insulation, or heating faults

Health impacts can include respiratory symptoms and worsened asthma, especially for children, older residents, and people with existing conditions. Where there is a clear link between the home environment and health harm, evidence becomes a powerful driver of action.

Excess cold: faulty boilers, poor insulation, heating failures

“Excess cold” hazards can arise when a property cannot be heated safely and consistently due to issues such as:

• Repeated boiler breakdowns
• Inadequate or failed heating systems
• Insulation defects that make the home difficult or impossible to keep warm

Beyond discomfort, excess cold can create serious risk for vulnerable residents and can aggravate respiratory and cardiovascular issues. Where heating systems are defective, Section 11 obligations relating to heating installations may be particularly relevant.

Fire, electrical, and carbon monoxide risks

Safety hazards often include:

• Dangerous wiring or recurring electrical faults
• Fire safety non-compliance or serious fire risk features
• Carbon monoxide risk linked to faulty appliances or unsafe installations

These issues can require urgent attendance and may fall within the kinds of situations where rapid action is expected. Keeping a detailed record of any emergency call-outs can be especially valuable here.

Contamination and waste hazards

Other harmful conditions can include:

• Wastewater leaks or sewage exposure
• Lead contamination risks (for example, from lead plumbing in some contexts)
• Poor air quality driven by persistent damp, inadequate ventilation, or contamination sources

Where contamination issues are present, evidence and medical documentation can be central to showing impact and urgency.

The legal foundations that strengthen tenant rights (and your leverage)

One reason Awaab’s Law is so effective is that it sits on top of long-standing legal duties and a structured process for resolving disputes. Understanding the basics helps you communicate more clearly and set expectations that landlords must take seriously.

Section 11 of the Landlord and Tenant Act 1985 (the repair duty)

Section 11 is widely relied upon in disrepair cases. In broad terms, it requires landlords to keep in repair:

• The structure and exterior of the dwelling
• Installations for water, gas, electricity, and sanitation
• Installations for space heating and heating water

In practical terms, this can support claims involving faulty boilers, persistent leaks, water ingress, and certain building defects that cause damp and mould.

The Housing Disrepair Pre-Action Protocol (the formal route before court)

The Housing Disrepair Pre-Action Protocol is a structured process designed to encourage early information-sharing, expert consideration, and settlement where possible. For tenants, a key benefit is that it creates a formal timetable and paper trail, which can:

• Push landlords to respond and act
• Clarify what works will be completed and when
• Strengthen the tenant’s position if the matter proceeds further

Specialist barristers and legal professionals often recommend using the protocol proactively, because it can lead to repairs being carried out quickly once the landlord understands the complaint is being treated as a serious, evidence-backed claim.

No Win No Fee housing disrepair claims: why they can make action possible

A major barrier for many tenants is cost. A No Win No Fee arrangement can make housing disrepair claims possible and, often structured as a Conditional Fee Agreement, can reduce the financial risk of taking action, making it easier to enforce rights where a landlord has delayed or failed to resolve serious hazards.

While every case depends on facts and evidence, a well-run disrepair claim typically focuses on outcomes tenants care about most:

• Fast repairs to remove hazards and restore safe living conditions
• Clear accountability, so the issue does not keep reappearing
• Compensation where disrepair has caused harm, distress, inconvenience, or health impacts

In many situations, tenants are not seeking conflict; they are seeking a safe home. Awaab’s Law strengthens the expectation that serious hazards must be treated as time-critical, not as routine maintenance that can be deferred indefinitely.

The evidence checklist specialist barristers recommend (and why it works)

When deadlines are strict, evidence becomes even more valuable. It can help prove the hazard exists, demonstrate that it has been reported, show that the landlord has had time to act, and connect the conditions to health impact and daily disruption.

Below is an evidence checklist commonly recommended by specialist housing disrepair teams. Gathering it early can speed up resolution and improve the strength of your case.

1) Documented complaint history

• Dates you reported the problem
• How you reported it (online portal, email, phone)
• Reference numbers, job tickets, or complaint IDs
• Responses received (or lack of response)

Why it helps: it shows the landlord had notice, which is often crucial in disrepair enforcement and compensation claims.

2) Photographs and videos (with dates)

• Mould growth (close-up and wide shots)
• Damp patches, staining, peeling paint, warped skirting boards
• Condensation on windows and walls
• Leaks, drips, or water damage after rainfall

Why it helps: visual evidence is hard to dismiss and can show progression over time.

3) Medical records and symptom tracking

• GP or hospital letters that record respiratory symptoms, asthma flare-ups, skin issues, or other relevant conditions
• A symptom diary linking flare-ups to damp, mould, or cold periods

Why it helps: it strengthens the connection between the hazard and health harm, which can be significant in serious cases.

4) Emergency call-outs and contractor reports

• Boiler call-out invoices or logs
• Electrician attendance records
• Out-of-hours emergency repair notes

Why it helps: it demonstrates urgency and shows recurring failures, especially where temporary fixes are repeatedly used instead of permanent repairs.

5) Temperature logs for excess cold cases

• Daily room temperatures (for example, morning and evening readings)
• Notes on boiler failures, radiator problems, or hot water outages
• Impact notes (unable to heat bedrooms, children’s rooms affected, etc.)

Why it helps: it turns a subjective problem (“it feels freezing”) into objective evidence that supports urgent action and, where relevant, compensation.

How enforcing Awaab’s Law can translate into real improvements at home

Tenants often want three things: the hazard removed, the root cause fixed, and reassurance it will not return. When evidence is strong and timeframes are clear, outcomes can be faster and more complete.

Common repair outcomes in damp and mould cases

• Identifying and fixing water ingress (roof, gutters, external wall defects)
• Improving ventilation (for example, functional extractor fans)
• Addressing insulation and cold bridging where feasible
• Safe mould treatment and redecoration after drying and repairs

Common repair outcomes in excess cold cases

• Replacement of unreliable boilers
• Heating system repairs and balancing
• Insulation improvements where appropriate
• Clear servicing schedules and follow-up checks

In many claims, the most important “win” is not just compensation. It is the practical improvement: a home that is warm, dry, and safer to live in.

Illustrative success stories: how evidence and pre-action pressure can accelerate repairs

While every case depends on its facts, well-documented claims often show a similar pattern: once a landlord is presented with a clear evidence pack and the matter is escalated through the pre-action process, repairs can move quickly.

Severe mould in a council property (Manchester example)

In one illustrative case, a family reported black mould across bedrooms and a bathroom over an extended period. By compiling a documented complaint history, medical evidence of respiratory symptoms, and photographs showing the spread, the case was escalated through the Housing Disrepair Pre-Action Protocol. Following that escalation, repairs were completed within a short period and compensation was agreed.

The takeaway: thorough documentation can transform a long-running issue into a time-bound action plan.

Heating failure in a housing association flat (Birmingham example)

In another illustrative scenario, a tenant experienced repeated boiler failures over multiple winters. Evidence included emergency call-out records, vulnerability context, and temperature logs showing the home was not staying warm. With the landlord faced with a clear timeline and supporting documents, the outcome included a new boiler installation and insulation improvements, alongside compensation.

The takeaway: objective logs (like temperatures and call-outs) can make “excess cold” visible, measurable, and urgent.

Step-by-step: a practical action plan to enforce your rights quickly

If you are currently living with damp, mould, cold, or safety hazards, a structured approach can help you move from reporting to resolution faster.

Step 1: Report clearly and request a written response

Be specific about what you are experiencing, where it occurs, and any health impacts. Ask for a written repair plan and timescales.

Step 2: Start evidence gathering immediately

Do not wait for the landlord to attend. Begin photographs, logs, and record-keeping now, especially if symptoms worsen or conditions change with weather.

Step 3: Escalate through the landlord’s complaint process if deadlines slip

If the response is slow, unclear, or repeatedly postponed, escalate promptly. Keep copies of everything you submit and receive.

Step 4: Consider specialist legal support under the Housing Disrepair Pre-Action Protocol

Specialist barristers and legal professionals can help you present the evidence in the format landlords and their representatives must take seriously, and they can use the formal protocol framework to press for repairs.

Step 5: Seek outcomes that protect your health and your home

A strong case often focuses on both:

• Immediate hazard reduction (for example, urgent damp containment or temporary heating support)
• Permanent solutions (fixing the cause, not just the visible symptoms)

What compensation can cover in housing disrepair cases (in general terms)

Compensation in housing disrepair cases can vary widely and depends on severity, duration, impact, and evidence. However, claims commonly seek compensation related to:

• Distress and inconvenience from prolonged unsafe living conditions
• Health impacts where supported by medical evidence
• Loss of amenity (reduced enjoyment and use of parts of the home)
• Damage to belongings where damp or leaks have ruined items (where evidence supports the loss)

Tenants often find that the compensation element matters, but the biggest value is the leverage it creates to ensure repairs are completed properly and quickly.

Why rapid action is the smart move under Awaab’s Law

Awaab’s Law creates a time-sensitive environment. That works in tenants’ favour when they act quickly and keep records, because:

• Deadlines are easier to enforce when reporting dates are clearly evidenced
• Hazards are easier to prove when photographs and logs capture early conditions
• Medical links are clearer when symptoms and attendance records are documented contemporaneously

If you delay reporting or do not keep evidence, landlords may argue the issue is minor, intermittent, or caused by lifestyle factors rather than property defects. A solid paper trail helps keep the focus on what matters: a safe, warm, mould-free home.

Key takeaways

• Awaab’s Law, introduced by the Social Housing Regulation Act 2023 and enforced under the 2025 social housing regulations, sets strict landlord deadlines: 24 hours for emergencies, 5 days for damp and mould remedies, and 14 days for investigations.
• It is reinforced by Section 11 of the Landlord and Tenant Act 1985 and the Housing Disrepair Pre-Action Protocol, creating a practical enforcement route for tenants.
• Common serious hazards include toxic black mould, penetrating damp, severe condensation, excess cold from heating and insulation failures, fire and electrical risks, and contamination issues.
• Strong evidence (complaint history, medical records, photos, emergency call-outs, and temperature logs) can accelerate repairs and strengthen compensation claims.
• No Win No Fee options may make it financially realistic to pursue enforcement and compensation where landlords do not comply.

Note: This article is general information about housing standards and disrepair processes in England and Wales and is not a substitute for legal advice on your specific circumstances. If you are facing urgent health or safety risks, seek immediate help and report emergencies through the appropriate channels.