Awaab's Law Explained
The law that forces councils and housing associations to fix damp, mould and dangerous hazards to strict legal deadlines, and what to do if yours doesn't.
In short
Awaab’s Law forces social landlords, councils and housing associations, to investigate and fix dangerous problems like damp and mould within strict, legally set timescales. It is named after Awaab Ishak, a two-year-old who died in 2020 after prolonged exposure to mould in his family’s social home. From October 2025 it applies to damp, mould and emergency hazards, with more hazards added in phases. If your landlord misses the deadlines, you may be able to force the repairs and claim compensation.
The Awaab’s Law timescales
Once you report a problem, your social landlord is on the clock. These are the deadlines the Government has set (in force from October 2025 and being phased in):
24 hours
Emergency hazards
Anything posing an imminent risk to your health or safety must be investigated and made safe within 24 hours of you reporting it.
10 working days
Investigate the problem
Once you report a potential hazard such as damp or mould, your landlord must investigate it within 10 working days.
3 working days
Written summary of findings
After investigating, your landlord must give you a written summary of what they found, including whether a hazard exists and what they will do, within 3 working days.
5 working days
Start the repairs
Where a significant hazard is found, your landlord must begin the repair work within 5 working days and complete it within a reasonable period.
Deadlines are counted in working days and the rollout is phased. For the current legal timescales and the full list of hazards covered, see the government’s guidance on GOV.UK.
Who does Awaab’s Law protect?
Council & housing association tenants
Awaab’s Law applies to social landlords, so if you rent from your local council or a housing association, your landlord is bound by these legal timescales the moment you report a hazard.
Awaab’s Law vs a compensation claim
They do different jobs, and you can use both. Awaab’s Law forces your landlord to fix the hazard within legal deadlines, but it doesn’t, by itself, pay you anything. A housing-disrepair claim can force the repairs and pursue compensation for the harm, inconvenience and any belongings ruined by the disrepair. Better still, a missed Awaab’s Law deadline is strong evidence your landlord breached its duty, which makes your claim harder to ignore.
What to do if your landlord misses the deadline
These steps protect you and make any claim far stronger:
- Report the problem to your landlord in writing (email or their repairs portal) so there is a dated record.
- Photograph the damp, mould or damage, with dates, including any belongings that have been ruined.
- Keep every repair reference number, letter and note of missed or failed appointments in one place.
- Make a formal complaint through your landlord’s complaints process if the legal deadlines pass.
- If they still don’t act, escalate, to the Housing Ombudsman (free) or through a No Win, No Fee disrepair claim.
Common questions
What is Awaab's Law in simple terms?
Awaab's Law is a law that forces social landlords, councils and housing associations, to investigate and fix dangerous problems like damp and mould within strict, legally set deadlines. It is named after Awaab Ishak, a two-year-old who died in 2020 after prolonged exposure to mould in his family's social home. If your landlord misses the deadlines, it is strong evidence they have failed in their legal duty.
When did Awaab's Law come into force?
Awaab's Law began to take effect from October 2025, starting with damp, mould and emergency hazards. It is being rolled out in phases, with more types of serious hazard added over the following years. For the current deadlines and which hazards are covered right now, check the government's guidance on GOV.UK.
Does Awaab’s Law apply to council tenants?
Yes. Awaab’s Law applies to social landlords, which includes both local councils and housing associations. If you rent your home from the council or a housing association and have reported damp, mould or another serious hazard, your landlord is bound by these legal timescales.
What happens if my landlord ignores Awaab’s Law?
If your landlord misses the legal deadlines, make a formal complaint first, then escalate. You can take the complaint to the Housing Ombudsman (a free, independent service) once you have been through the landlord’s complaints process, and you can also pursue a housing-disrepair claim through a specialist solicitor to force the repairs and seek compensation.
Can I claim compensation under Awaab’s Law?
Awaab’s Law is about forcing landlords to fix hazards on time, it does not, by itself, pay you compensation. A separate housing-disrepair claim can do both: force the repairs and pursue compensation for the harm, inconvenience and any damaged belongings. A missed Awaab’s Law deadline makes that claim stronger, because it is clear evidence your landlord breached its duty.
This page is general information, not legal advice. UK Housing Claims is a free service and is not a law firm. See also who can help with damp and mould in a council house, damp & mould claims and your rights as a tenant.
Left living with damp or mould? Check if you can claim
If your council or housing association has missed the deadlines to fix a hazard, answer a few quick questions and we’ll tell you whether you’re likely to qualify, then connect you with a specialist solicitor from our panel. Free, no obligation.