Awaab's Law: A Simple Guide for Social Housing Tenants

Last reviewed: 12 August 2026. This page provides general information, not legal advice. If you need advice about your specific situation, contact one of the organisations listed at the end of this page.

What Awaab's Law currently covers

Awaab's Law introduces legal timeframes for social landlords in England to investigate and fix hazards in tenants' homes. It applies to registered providers of social housing — local authorities and housing associations — for homes let under most tenancies, including temporary and supported accommodation held under a tenancy. It does not currently apply to private landlords, long leaseholders, shared owners, or licences.

Phase 1 — in force now

Phase 1 came into force on 27 October 2025 and covers emergency hazards and damp and mould hazards that present a significant risk of harm.

Statutory timeframes

• Emergency hazards (imminent and significant risk of harm) — investigated and made safe within 24 hours.
• Significant hazards (including damp and mould) — investigated within 10 working days of being reported, with a written summary of findings within 3 working days of the investigation ending.
• Safety work to make a significant hazard safe must start within 5 working days of the investigation, with any further preventative work starting within 12 weeks if it can't begin sooner.
• Alternative accommodation must be offered where a property can't be made safe within the required timescale and the hazard makes it unsuitable to stay.

Phase 2 — announced, not yet in force

The government's current published position is that Phase 2 will extend the same timeframes to further hazards — including excess cold and heat, falls, structural and fire/electrical hazards, and hygiene and food-safety hazards — from 30 November 2026. This date has not yet arrived and the underlying regulations were, as of the last review of this page, still completing the parliamentary process — check the official guidance below for the latest position before relying on it.

What to report, and what to keep

If you're reporting a hazard to your landlord, it helps to:

• Report it in writing (email or your landlord's repair system) and keep a copy
• Note the date you reported it and any dates you're told about
• Take photos or short videos of the problem
• Keep any medical evidence if the problem is affecting your health

Emergency vs. significant hazards

An emergency hazard poses an imminent and significant risk of harm — for example a gas leak, total loss of water, or mould so severe it's an immediate health risk. A significant hazard is serious but not immediately dangerous, and follows the 10-working-day investigation timeframe instead.

This page summarises the rules as published on GOV.UK at the time it was last reviewed. Always check the official guidance for the current position, especially around the Phase 2 date.

Where to get further help

• GOV.UK — Awaab's Law Phase 1: guidance for social landlords
• GOV.UK — statutory timeframes for repairs
• GOV.UK — Awaab's Law Phase 2 hazards guidance
• Shelter England — damp and mould in social housing
• Citizens Advice — damp or mould in your rented home
• Housing Ombudsman — damp and mould support guide

Spore Shield is a damp and mould remediation company, not a regulator, enforcement body or law firm. We can survey and treat damp and mould in your home, but we can't advise on your legal rights — please use the organisations above for that.