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Awaab's Law in force from October 2025

Housing association repairs, Awaab's Law and your right to claim

Direct answer

If your housing association has not fixed a reported damp, mould, leak, heating, electrical or structural issue within Awaab's Law statutory timeframes, you can claim compensation. Free initial call to 0800 030 4669.

What is a housing association repair?

Anything the association has a duty to keep in repair under Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018. That covers structure and exterior, installations for water and gas, electricity, sanitation, the heating system, plus wider fitness duties including damp, mould and adequate ventilation.

Awaab's Law deadlines explained

  • 24 hours to investigate and make safe a genuine emergency. No heat in winter, dangerous electrics, major leaks, total loss of water.
  • 10 working days to investigate a significant hazard. Damp affecting sleeping or living rooms, intermittent heating, persistent leaks.
  • 5 working days from the end of that investigation to complete the relevant safety work.

These are statutory deadlines, not internal service-level targets. Missing them is itself evidence in any disrepair claim.

How to escalate

Follow the statutory complaints process:

  1. Stage 1, formal complaint to your housing association. Acknowledged in 5 working days, response in 10 working days.
  2. Stage 2, escalation in writing if not satisfied. 20 working days for a final response.
  3. Still not fixed? Once you have a final stage-2 response, or eight weeks have passed with no proper response, you may have a claim. Call us free on 0800 030 4669.

Find your housing association

Type your provider's name to jump to its page.

Top housing associations we work with

Places for People
245,000 homes
Clarion Housing
125,000 homes
Bromford Flagship LiveWest
120,000 homes
Peabody
108,823 homes
L&Q
105,000 homes
Sanctuary Housing
90,000 homes
SNG (Sovereign Network Group)
77,929 homes
Riverside Group
75,000 homes
Southern Housing
68,918 homes
Notting Hill Genesis
67,000 homes
The Guinness Partnership
64,506 homes
Home Group
55,000 homes
Anchor Hanover
54,000 homes
Hyde Group
50,000 homes
MTVH (Metropolitan Thames Valley)
45,309 homes
Abri Group
45,269 homes
Orbit
45,000 homes
A2Dominion
38,000 homes
Stonewater
37,000 homes
Together Housing
36,800 homes
Aster Group
35,803 homes
Thirteen Group
35,000 homes
Karbon Homes
31,413 homes
Midland Heart
30,518 homes
Onward Homes
30,261 homes
Pobl Group (now Codi)
25,000 homes
Longhurst Group
23,000 homes
Newport City Homes (now Hedyn)
16,000 homes
Wales & West Housing
12,000 homes
Trivallis
10,500 homes

FAQs, housing association repairs

What counts as a housing association repair?
Anything covered by Section 11 of the Landlord and Tenant Act 1985: structure, exterior, water, gas, electricity, sanitation and heating. The Homes (Fitness for Human Habitation) Act 2018 adds a wider duty to keep the property fit to live in, including damp, mould and ventilation.
How long does my housing association have to fix a repair?
Under Awaab's Law in force from October 2025: 24 hours to investigate any emergency hazard; 10 working days to investigate any significant hazard, with a written summary of findings within 3 working days, then 5 working days to complete the works. These are statutory deadlines, not internal service-level targets.
Does Awaab's Law apply to housing associations?
Yes. Every social landlord registered with the Regulator of Social Housing in England is in scope. The 25 largest housing associations, all the for-profit providers, and every shared-ownership landlord we work with falls under Awaab's Law.
Where do I complain about my housing association?
Stage 1 is a formal complaint to the housing association (10 working days to respond). Stage 2 if you are not satisfied (20 working days). If they still do not fix it after stage 2, or eight weeks pass with no proper response, you may have a claim. Call us free on 0800 030 4669.
How much compensation can I claim from a housing association?
How much you get depends on how long the disrepair lasted, how serious it was, and any health impact, so we cannot promise a figure. On no win, no fee terms you pay nothing up front, and the solicitor's fee only comes out of your compensation if you win, never out of your own pocket. You can also claim for damaged belongings and rent reduction.
What if my housing association keeps inspecting but never repairing?
An inspection does not satisfy Awaab's Law. The deadline keeps running. Keep records of every inspection date, the surveyor's name, and what they said. This pattern strengthens any future claim significantly.

Ready to talk?

Free 25-minute call. We will tell you honestly whether you have a case worth pursuing. You can also estimate your compensation in about two minutes.

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By: Support for Tenants editorial team

Last updated:

Reviewed against current housing law for England and Wales as at 15 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only and not guaranteed; every case is different.

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