awaabs law is a landmark change for tenants in social housing who have been stuck waiting months (or years) for essential repairs. It sets strict repair timeframes for serious hazards and gives tenants a practical enforcement route when landlords fail to act. The result is simple and powerful: safer homes, faster action, and a clearer path to housing disrepair claims that secure repairs and compensation for avoidable health harms.
This guide explains what Awaab's Law requires, how the legal framework works alongside the Landlord and Tenant Act 1985 (especially section 11 repair duties), and how specialist housing disrepair barristers can use the Housing Disrepair Pre-Action Protocol to push cases forward efficiently. You will also find an evidence checklist and real-world case study examples showing how tenants have achieved full repairs and settlements for damp, mould, and heating failures.
What Is Awaab's Law (and Why It Matters for Social Housing Tenants)?
Awaab's Law was introduced under the Social Housing Regulation Act 2023 to strengthen and speed up landlord responses to dangerous conditions in social housing. It is designed to prevent serious hazards from being ignored, including damp and mould, excess cold, and other safety risks that can harm health.
For tenants, the key benefit is clarity. Instead of vague promises or repeated “we will get to it” updates, Awaab's Law focuses on defined social housing repair deadlines and expects decisive action when a prescribed hazard is identified.
How Awaab's Law Connects to Existing Repair Duties
Awaab's Law sits alongside existing duties, including the landlord’s repair obligations under section 11 of the Landlord and Tenant Act 1985. In practical terms, this long-standing law requires landlords to keep the structure and exterior in repair and maintain installations for essential services such as:
- Water and sanitation
- Gas and electricity
- Space heating and hot water
When landlords fall short, tenants can use a structured legal approach (including the pre-action protocol) to compel repairs and pursue compensation.
Awaab's Law Repair Timeframes: 24 Hours, 5 Days, and 14 Days
The standout feature of Awaab's Law is the strict timetable. These timeframes are intended to stop landlords from allowing hazards to linger while residents continue living in unsafe conditions.
| Issue Type | Deadline | What the Landlord Is Expected to Do | Why It Matters |
|---|---|---|---|
| Emergency hazards | Within 24 hours | Take emergency action to make the situation safe | Limits immediate danger, including serious safety and health risks |
| Damp and mould remediation | Within 5 days | Carry out remediation steps, not just “wipe down” or temporary fixes | Reduces ongoing exposure that can trigger respiratory illness and asthma |
| Investigations | Within 14 days | Investigate the cause of the hazard and plan effective repairs | Targets root causes so problems do not quickly return |
These deadlines are especially important in cases where the “repair” is not a single job but a chain of actions: inspecting the cause, completing building works, and confirming the hazard has been properly resolved.
Common Hazards Covered in Housing Disrepair Claims
Many housing disrepair claims involve hazards that directly affect day-to-day living conditions and health. Awaab's Law is frequently discussed in relation to damp and mould, but the wider legal framework for disrepair can apply to multiple serious issues.
Damp and Mould (Including Persistent Condensation and Penetrating Damp)
Damp and mould are not just cosmetic problems. In serious cases, mould can spread across walls, ceilings, behind furniture, and into bedrooms and bathrooms. Tenants may report:
- Persistent condensation that returns after cleaning
- Musty smells and visible mould growth
- Damage to plaster, paint, floors, and belongings
- Worsening symptoms in children, older residents, or people with asthma
Successful damp and mould compensation claims typically focus on the landlord’s failure to address the cause (for example, inadequate ventilation, leaks, or building defects), rather than blaming the tenant for normal household living.
Heating and Hot Water Failures (Excess Cold and Thermal Comfort Risks)
Reliable heating and hot water are core living standards. When boilers repeatedly break down or heating systems fail during cold weather, tenants can face significant health risks. This is especially important for vulnerable residents, where cold indoor temperatures can increase the risk of illness and hypothermia.
From a claims perspective, recurring “patch repairs” with no lasting solution can be strong evidence that the landlord did not provide an effective repair within a reasonable time.
Safety Hazards (Electrical Faults, Fire Risk, and Carbon Monoxide Exposure)
Some disrepair issues are immediately dangerous, including faulty wiring, unsafe appliances, or gas-related risks. Where hazards raise concerns about carbon monoxide exposure or fire safety, fast escalation and clear documentation can make a decisive difference.
Health Harms Linked to Disrepair: What Compensation Can Reflect
Housing disrepair cases can involve compensation not only for the inconvenience of living in poor conditions but also for health impacts where supported by evidence. Health harms commonly raised in claims include:
- Respiratory illness linked to damp and mould exposure
- Asthma exacerbations and increased inhaler use
- Skin irritation or persistent symptoms associated with poor indoor air quality
- Hypothermia risk in homes with chronic heating failure or excess cold
- Carbon monoxide exposure concerns where gas appliances or ventilation are unsafe
Compensation is strongest when it is backed by a clear timeline and objective evidence, such as medical records and documented reports to the landlord.
How the Housing Disrepair Pre-Action Protocol Helps You Enforce Your Rights
The Housing Disrepair Pre-Action Protocol is a formal process designed to encourage early resolution before court proceedings. Used properly, it creates structure and momentum: the issues are clearly set out, evidence is exchanged, and the landlord is expected to respond and act.
What a Well-Run Pre-Action Claim Can Achieve
- Faster repairs because the landlord faces clear legal expectations and deadlines
- A documented paper trail that strengthens your position if the matter escalates
- Compensation negotiations supported by evidence of impact and duration
- Accountability through a recognised legal pathway, rather than repeated informal chasing
When Awaab's Law timeframes and section 11 duties are properly cited and supported with evidence, many landlords act quickly to reduce risk and resolve the hazard.
Why Specialist Housing Disrepair Barristers Can Make a Difference (Including No Win, No Fee)
Specialist housing disrepair barristers and legal professionals focus on tenant rights and the technical details that often decide outcomes, such as identifying the root cause of damp, assessing what counts as an emergency hazard, and presenting evidence in a persuasive, protocol-compliant way.
A key benefit for many tenants is No Win, No Fee representation (often via a Conditional Fee Agreement). This can remove the financial barrier to taking action, making it easier to pursue:
- Orders or agreements compelling repairs within a defined timeframe
- Damp and mould compensation where the landlord failed to act appropriately
- Compensation linked to health harms supported by medical evidence
Importantly, specialist support also helps you avoid common pitfalls, such as missing key evidence, under-documenting the timeline, or accepting temporary fixes that do not address the underlying defect.
Evidence Checklist: What Strengthens Housing Disrepair Claims
Strong evidence is the engine of a successful claim. The goal is to prove (1) the hazard existed, (2) it was reported, (3) the landlord did not act within required or reasonable timeframes, and (4) you suffered harm or loss as a result.
1) Documented Complaints and the Full Timeline
- Copies of emails, letters, or messages reporting the issue
- Notes of phone calls (dates, times, names, what was said)
- Complaint reference numbers and escalation history
2) Photographic and Video Proof
- Clear photos of mould growth, damp patches, leaks, or damaged plaster
- Wide shots showing the affected room and close-ups showing severity
- Progression photos taken over time to show spread or worsening
3) Medical Evidence (When Health Is Impacted)
- GP or hospital records noting respiratory symptoms, asthma flare-ups, or related conditions
- Prescription history (for example, inhalers) where relevant
- Notes linking symptoms to the home environment, where clinically recorded
4) Emergency Call Records and Repair Visit Logs
- Emergency call-out confirmations
- Engineer reports (boiler, electrics, leaks)
- Missed appointment records or repeated temporary fixes
5) Temperature Logs (Especially for Heating Failures)
- Daily indoor temperature readings with dates and times
- Notes of when heating or hot water failed
- Impact notes (for example, rooms not usable, children unable to sleep in a bedroom)
When these evidence types align, they create a compelling picture of both the landlord’s delay and the real-world impact on your household.
Case Studies: What Success Can Look Like Under Awaab's Law and the Pre-Action Protocol
While every property and landlord response is different, the following examples reflect common patterns in successful claims: persistent reporting, clear evidence, and decisive legal escalation.
Case Study 1: Severe Mould in a Manchester Council Property
A family with two young children reported black mould in bedrooms and a bathroom repeatedly over an 18-month period. The landlord did not address the underlying cause, and the problem continued to worsen.
After pre-action protocol proceedings were initiated using a structured approach aligned with Awaab's Law expectations, the landlord completed the repairs within two weeks and agreed a compensation settlement.
- Key evidence: documented complaints, medical evidence of respiratory symptoms, photographs showing spread
- Outcome: full repairs completed and compensation recovered
Case Study 2: Chronic Heating Failure in a Birmingham Housing Association Flat
An elderly tenant experienced an unreliable boiler across three winters. Despite multiple emergency call-outs, no permanent repair was implemented, leaving the tenant exposed to excess cold conditions.
Following intervention referencing Awaab's Law timescales and the landlord’s repair duties, the housing association installed a new boiler system and improved insulation. Compensation was also recovered.
- Key evidence: emergency call-out records, vulnerable tenant classification, temperature logs
- Outcome: new boiler installed, insulation works completed, settlement achieved
Step-by-Step: How to Start a Housing Disrepair Claim (and Keep It Moving)
If you are dealing with damp, mould, heating failures, or other serious hazards, a clear process can help you move from frustration to resolution.
- Report the disrepair in writing and keep copies. Ask for reference numbers and a repair timeline.
- Gather evidence early (photos, videos, temperature logs, and medical records if health is affected).
- Escalate complaints if repairs are delayed or inadequate. Keep your timeline updated.
- Seek specialist advice from a housing disrepair team experienced with Awaab's Law and section 11 duties.
- Use the Housing Disrepair Pre-Action Protocol to formalise the dispute, push for deadlines, and support settlement discussions.
- Secure outcomes that matter: completed repairs, verified remediation, and compensation that reflects the impact.
This approach is effective because it keeps focus on what you need most: a safe, healthy home, plus accountability when a landlord fails to act.
Practical Tips for Faster Results (Without Losing Claim Strength)
- Be consistent: keep reporting issues in writing, even if you have reported them before.
- Track the impact: note which rooms are unusable, when symptoms worsen, and how daily life is affected.
- Don’t accept “surface fixes”: mould wiped off without addressing ventilation or leaks often returns quickly.
- Log emergencies: if there is an emergency hazard, keep call records and any response times.
- Stay organised: a simple folder of dated photos and messages can significantly strengthen negotiations.
Key Takeaways: Turning Awaab's Law Into Real-World Outcomes
Awaab's Law gives tenants and their representatives a clearer framework for enforcement, with defined social housing repair deadlines and a practical route to action through the Housing Disrepair Pre-Action Protocol. When combined with the landlord’s established duties under the Landlord and Tenant Act 1985 (including section 11), it can help deliver swift repairs and meaningful compensation.
If you are living with damp and mould, broken heating, unsafe electrics, or other serious hazards, the most effective next step is to build your evidence and get specialist advice early. With the right documentation and a structured legal approach, many tenants achieve the outcome they have been seeking all along: a safe home, completed repairs, and compensation that reflects the health and life impact of disrepair.
