What is Awaab's Law? (plain English)

Direct Answer

Awaab's Law gives social landlords in England strict deadlines to look into and fix damp, mould, and dangerous faults. It is part of the Social Housing (Regulation) Act 2023, the law that sets the rules for council and housing association homes. It is named after Awaab Ishak. He was two years old when he died in 2020 from breathing in mould in his Rochdale flat. If your council or housing association misses a deadline, you can take them to court for breaking your tenancy agreement.

Key facts

• About 5% of homes in England, around 1.4 million, had a damp problem in 2024 to 2025. It is most common in privately rented homes, at 10%. English Housing Survey 2024-25, GOV.UK
• UK health bodies link damp and mould in English homes to around 5,000 asthma cases and 8,500 lower respiratory (chest) infections in children and adults. Health risks of damp and mould, GOV.UK

What the deadlines actually are

The first part of Awaab's Law started on 27 October 2025. In law this is Section 10A of the Landlord and Tenant Act 1985. It covers damp, mould, and emergency repairs.

Once you report a hazard to a social landlord, the clock starts:

• Emergency hazards must be made safe within 24 hours. This means things like a gas leak, no heating in winter, or exposed live wiring.
• Serious damp and mould must be looked into within 10 working days.
• The landlord must then send you a written summary of what they found within 3 working days.
• They must start the repair within 5 working days of finishing that check. Bigger jobs have a 12-week limit.
• For an emergency, the landlord has 24 hours to investigate. If they cannot make your home safe, they must offer you somewhere else to stay.

More hazards phase in from October 2026. These include excess cold, fire safety, electrical dangers, and structural problems.

Who it covers

Awaab's Law covers social landlords in England. That means councils and housing associations renting to assured or secure tenants. It does not cover private landlords yet. But private landlords still have to follow Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018. Not sure which type your landlord is? Our guide on the difference between council and housing association explains.

Wales has a similar rule. The Renting Homes (Wales) Act 2016 puts a "fitness for human habitation" duty on landlords. Welsh Government guidance expects the same kind of standards.

What to do if your landlord misses a deadline

Write down the date you reported the problem. Keep every reply you got. Keep every photo you have taken since. If your landlord has missed any Awaab's Law deadline, you may have a strong disrepair claim. Call Support for Tenants free on 0800 030 4669 for a free eligibility check. You can also read how to report damp to your landlord for the paper trail you should build.

Sources

• Awaab's Law: guidance for social landlords (GOV.UK)
• Social Housing (Regulation) Act 2023 (legislation.gov.uk)
• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)
• Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)