What Is Awaab’s Law and Does It Apply to Me?

Awaab’s Law gives social housing tenants in England legally enforceable timescales for certain serious hazards in their homes.

It is named after two-year-old Awaab Ishak, who died in 2020 following prolonged exposure to mould in his home.

The law matters because a serious housing hazard should not disappear into an open-ended repairs queue. But it does not currently apply to every repair, every landlord or every hazard in exactly the same way.

Who does Awaab’s Law currently protect?

As at 6 September 2026, Awaab’s Law applies to social housing in England.

Phase 1 came into force on 27 October 2025. It covers all emergency hazards and significant damp and mould hazards.

It does not currently give private tenants the same Awaab’s Law timetable. Private landlords still have other legal duties concerning repairs, fitness and housing safety, so “Awaab’s Law does not apply” does not mean “the landlord has no responsibility”.

What counts as an emergency hazard?

An emergency hazard is not simply an inconvenient repair.

It is a hazard presenting an imminent and significant risk of harm to the health or safety of the occupier.

For an emergency hazard, the landlord must investigate and, if the hazard is confirmed, undertake relevant safety work within 24 hours of becoming aware of it, using all reasonable endeavours.

The practical question is therefore not only “what is broken?” but “what risk is this creating for the people living here?”

What happens with significant damp and mould?

Where a social landlord becomes aware of a potential significant damp and mould hazard, it must investigate within 10 working days.

If the investigation identifies a significant hazard, relevant safety work must generally be completed within 5 working days after the investigation.

The tenant should also receive a written summary of the investigation within 3 working days after it finishes. This should explain the findings and what the landlord intends to do.

Temporary safety work is not necessarily the end of the repair

Making a room temporarily safer does not always remove the underlying cause.

Where further work is needed to prevent the hazard recurring, the law contains additional requirements about beginning that work or taking steps to begin it.

If the home cannot be made safe within the required period, the landlord may have to provide suitable alternative accommodation at its own expense.

This is why keeping the inspection summary and repair timetable can be important.

Can the landlord investigate remotely?

An initial investigation can sometimes take place remotely.

However, current tenant guidance explains that if you consider a remote investigation insufficient, you can request an in-person investigation. The landlord must then carry this out within the applicable 10-working-day investigation period.

Photographs and video can help with triage, but they do not always reveal the cause, extent or risk of a housing hazard.

What changes on 30 November 2026?

Phase 2 is due to come into force on 30 November 2026.

The significant-hazard requirements will then extend beyond damp and mould to additional hazards including excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene hazards.

Government guidance also identifies pest infestations within the expanded framework.

This guide therefore needs to be read by date: the rights applying in September 2026 are not identical to those applying from 30 November 2026.

What should I keep if I think the timescales were missed?

Keep the original report, photographs, repair references, messages, dates of inspections, the written investigation summary, details of work carried out and evidence of continuing conditions.

Also record the effect on the household: rooms that cannot safely be used, temporary moves, additional costs, damaged possessions and health concerns.

Do not try to decide for yourself that a legal breach has definitely occurred. The evidence allows a housing adviser or solicitor to assess what the law means in your circumstances.

Awaab’s Law is not the only possible legal route

Government tenant guidance identifies complaints, the Housing Ombudsman and legal action as possible routes where a social landlord does not comply.

Separately, England has a Pre-Action Protocol for Housing Conditions Claims. It applies to unresolved poor housing conditions and aims both to secure necessary remedial work and to ensure tenants receive compensation to which they are entitled.

A housing-conditions claim can also contain a related personal-injury element in appropriate cases.

Those are separate legal questions from simply knowing that an Awaab’s Law deadline exists.

Last reviewed

6 September 2026

Important informationThis guide provides general information only and does not constitute legal, medical or other professional advice. Housing rights and legal remedies depend on the type of tenancy, landlord, location, the condition of the property and individual circumstances. Check current official guidance and consider advice from an appropriately qualified housing adviser, healthcare professional or legal professional where needed.