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By SheldonDavidsonSolicitors
If you're a social housing tenant, 2026 brings changes that are genuinely worth knowing about.
Awaab's Law takes its name from Awaab Ishak, a two-year-old boy who died after being exposed to dangerous mould in his family's social housing home. It was introduced to make sure landlords can no longer ignore hazardous conditions and leave tenants to suffer.
Since October 2025, it's already given tenants stronger rights around damp and mould. But from October 2026, those protections expand significantly covering a much wider range of serious hazards, with strict legal deadlines that landlords must meet.
If your landlord has been dragging their feet on repairs, that matters. We'll explain exactly what's changed, what you're entitled to, and what you can do if your landlord fails to act.
Awaab’s Law was introduced to prevent tenants from being left living in unsafe conditions while landlords delay taking action.
For years, many social housing tenants reported serious problems including damp, mould and other health hazards, only to be told repairs would be carried out “in due course” or within a “reasonable time”. In practice, that often meant unacceptable delays.
Following the tragic death of two-year-old Awaab Ishak in 2020, the government committed to strengthening the law so that landlords could no longer postpone dealing with dangerous housing conditions. The result was Awaab’s Law, introduced through the Social Housing (Regulation) Act 2023.
From 27 October 2025, social landlords must comply with strict, fixed timeframes when dealing with:
From October 2026, those duties expand further to cover additional serious hazards where they present a significant risk to health or safety.
Awaab’s Law does not replace existing landlord obligations, it strengthens them. Social landlords are still required to keep properties in repair and ensure homes are fit for human habitation. What has changed is that there are now clear legal deadlines.
When Awaab's Law first came into force in October 2025, it focused on two things: emergency hazards and serious damp and mould. That was already a significant step forward. But Phase 2, which kicks in this October, goes considerably further.
From October 2026, the same strict legal deadlines will apply to a much broader range of serious housing hazards as long as they pose a significant risk of harm to the people living there. So what does that actually cover? The expansion includes:
This matters because it takes Awaab's Law well beyond damp and mould. Social landlords must now apply the same fixed response deadlines to many of the most dangerous conditions a tenant can face.
One important thing to understand: the law applies where a hazard presents a significant risk of harm, not simply where something is broken or inconvenient. A useful way to think about it is this: if a reasonable landlord would recognise the problem as urgent because it could genuinely harm you or your household, Awaab's Law almost certainly applies.
The bottom line is that social landlords can no longer rely on vague timescales to avoid dealing with serious safety issues. From October 2026, the law is clear and so are your rights.
One of the most important changes introduced by Awaab’s Law is the introduction of fixed statutory timeframes.
These are not guidelines. They are maximum legal deadlines.
Once a social landlord becomes aware of a potential hazard, the legal clock starts running.
If the hazard poses an imminent and significant risk of harm, it will be classed as an emergency hazard.
In these cases, the landlord must:
Within 24 hours of becoming aware of it.
This could include issues such as gas leaks, exposed electrical wiring, major water leaks, serious structural defects, broken external doors affecting security, or severe damp and mould that is affecting health.
If the property cannot be made safe within 24 hours, the landlord must secure suitable alternative accommodation for you and your household at their expense.
Where the hazard presents a significant risk of harm, but is not an immediate emergency, different timeframes apply.
The landlord must:
In addition, if further preventative work is required to stop the hazard from returning, the landlord must:
Preventative works must then be completed within a reasonable period.
The timeframes begin when the landlord becomes aware of a potential hazard.
This could be:
The day the landlord becomes aware is treated as “day zero”, with the countdown starting on the following working day.
Landlords are expected to treat these deadlines as a maximum limit. In many cases, action should be taken sooner.
Awaab’s Law only applies where a hazard presents a significant or imminent and significant risk of harm. Understanding the difference is important, as it determines how quickly your landlord must act.
An emergency hazard is one that poses an imminent and significant risk to your health or safety. In simple terms, it is a problem that could cause serious harm if it is not made safe within 24 hours. Examples may include:
The key question is: would a reasonable landlord treat the issue as something that must be made safe immediately?
If the answer is yes, it is likely to be classed as an emergency hazard — triggering the 24-hour rule.
A significant hazard is one that presents a serious risk of harm, but not necessarily an immediate danger within 24 hours. For example:
These hazards must still be treated urgently. The difference is that the landlord has up to 10 working days to investigate before repair deadlines apply.
The law requires landlords to consider what they know about the people living in the property.
A hazard may become more serious where:
For example, mould in a bedroom where a child with asthma sleeps is far more likely to be classed as an emergency hazard than mould in a hallway cupboard.
You do not need to provide medical evidence for a landlord to take your concerns seriously. If you inform your landlord that a condition is affecting your health, that information should form part of their assessment.
Awaab’s Law currently applies to most social housing tenants in England.
This includes tenants whose landlord is:
If you rent your home from one of these landlords under a tenancy agreement, Awaab’s Law is likely to apply to you.
Awaab’s Law can apply to temporary or supported accommodation where it is occupied under a tenancy and provided by a registered social landlord.
However, it does not apply where accommodation is occupied under a licence rather than a tenancy. Many forms of temporary accommodation fall into this category. The distinction can be complex, and legal advice may be needed to determine your position.
Awaab’s Law does not apply to:
It also does not apply to hazards caused by damage that is clearly the result of a tenant breaching their tenancy agreement for example, deliberate damage or unauthorised alterations.
However, landlords cannot simply blame so-called “lifestyle factors” for issues such as damp and mould without properly investigating. Everyday activities like cooking, bathing and drying clothes do not automatically shift responsibility onto the tenant.
Awaab’s Law is currently focused on the social rented sector. While there are proposals to extend similar protections more widely, private tenants are already protected under existing housing law.
Private landlords must still:
If you are renting privately and living in unsafe conditions, you may still have a housing disrepair claim — even if Awaab’s Law does not directly apply.
Awaab’s Law sets clear deadlines. If your landlord misses those deadlines, it is not simply poor service — it may be a breach of their legal obligations.
If a social landlord fails to investigate or carry out safety works within the statutory timeframes, tenants have the right to take further action.
The legal time limits begin when the landlord becomes aware of the hazard. To protect your position:
Clear evidence can make a significant difference if legal action becomes necessary.
If deadlines are missed, you can raise a formal complaint through your landlord’s complaints procedure.
If the issue is not resolved, you may escalate the complaint to the Housing Ombudsman Service.
However, complaints procedures do not always result in urgent repairs — particularly where serious hazards remain in the property.
Where a landlord fails to comply with Awaab’s Law, tenants can apply to the court.
Legal action can seek:
Awaab’s Law forms part of your tenancy agreement. If the landlord breaches it, you may have grounds to enforce your contractual rights.
Importantly, you do not have to wait indefinitely while your health or safety is at risk.
The sooner you seek legal advice, the stronger your position is likely to be. Delays can lead to:
If your landlord has ignored reports of serious hazards, taken too long to investigate, or failed to start repairs within the legal deadlines, you may already be entitled to take action.
If your landlord has failed to deal with serious hazards within the legal timeframes, you may be entitled to claim compensation.
Awaab’s Law strengthens your ability to hold a social landlord accountable. If they breach their duties, tenants can pursue legal action not only to force repairs — but also to seek financial redress for what they have endured.
Compensation in housing disrepair claims can include:
Every case is different. The amount of compensation depends on factors such as the seriousness of the hazard, how long it persisted, and the impact on you and your household.
It is important to understand that compensation is not automatic. You must show that:
Where those elements are present, a housing disrepair claim can compel your landlord to complete works properly and compensate you for the period you were left living in unacceptable conditions.
If you are unsure whether your situation meets the legal threshold, seeking professional advice early can clarify your options and prevent further delay.
If you are living with serious hazards in your home and your landlord has failed to act within the legal timeframes, you may already have a claim.
Do not wait for the situation to worsen.
Contact SDS Solicitors today for your free, no-obligation consultation. Our housing disrepair claims experts are ready to help tenants across England enforce their rights and restore safe living conditions.
Take the first step towards a safer home and the compensation you are entitled to.
