This short introduction explains why the new timeframes matter to people renting social housing in England. Awaab’s Law came into force on 27 October 2025 and requires social landlords to act faster on reported damp and mould and on emergency repairs. The aim is to stop long delays that leave residents living with unsafe conditions.
The article focuses on what tenants can realistically expect after they report a problem. It breaks down when the clock starts, inspection deadlines, make-safe actions, 24-hour emergency responses and how temporary moves may work. You will find practical information about who should act and how soon.
Initially the rules target damp and mould plus urgent hazards. Later phases will widen the scope to other risks. These timeframes are about protecting health and reducing harm, not merely about getting a repair eventually.
Key Takeaways
- Awaab’s Law took effect on 27 October 2025 and speeds up responses from social landlords.
- Tenants should expect clear inspection and make-safe deadlines after a report.
- Initial focus is on damp, mould and emergency hazards before later expansion.
- Timeframes are designed to reduce health risk, not just finish a repair.
- Later sections explain the clock, emergency 24‑hour responses and complaint routes.
What has changed in October 2025 and why it matters
October 2025 marked a clear legal shift: from 27 October 2025 social landlords in England became subject to enforceable time limits for urgent repairs to tackle damp mould problems.
Awaab Ishak’s case and the push for deadlines
The tragic death of two‑year‑old Awaab Ishak in December 2020 exposed repeated failures to fix persistent mould. The inquest showed that warnings were missed and temporary fixes were used instead of proper repairs.
That case became the catalyst for a new law. Ministers and the government said hard deadlines were needed to stop “paint over it” responses that leave families at risk.
Why these problems remain common
Problems persist across housing stock. In 2023–24 some 1.3 million homes had damp in one or more rooms, and over a million children lived in affected households.
The health harms are familiar: asthma attacks, chest infections and allergies. Structural faults — leaks, poor ventilation and drainage failures — mean landlords must look beyond surface cleaning to stop recurrence.
- The new law increases urgency for inspections and permanent repairs.
- Tenants should expect faster action, but systems are being tested in real time.
What is Awaab’s Law and who it applies to right now
Social tenants now have statutory protections that require landlords to investigate and make homes safe within set periods. The rules come from the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025.
The term “prescribed requirements” means the specific duties social landlords must follow. These include how fast an inspection should happen, the need for written updates and clear deadlines for safety work.
The legal basis and practical steps
The regulations turn timeframes into enforceable duties. Tenants can expect a documented response, a timed inspection and actions to make a property safe while longer repairs are arranged.
Who is covered first
Coverage starts with councils and housing associations in England. The government focused on social housing to reach the most vulnerable tenants quickly.
What tenants in the private rented sector should know
Ministers have signalled an intention to extend protections into the rented sector, with a Renters’ Rights Bill announced in 2024. No in‑force date is set, so private renters should watch official guidance and check their tenancy details.
- Check which body manages your property to confirm coverage.
- Seek official information from government guidance or the Housing Ombudsman if unsure.
Awaab’s Law damp and mould timeframes tenants should know
Clear timeframes now guide inspections, interim safety work and urgent action when health is at stake.
The headline timeframes tenants will hear are simple to remember:
- Investigation: inspect within 10 working days of a report.
- Make safe: significant hazards fixed or made safe within 5 working days after inspection.
- Urgent cases: action within 24 hours when there is a serious health risk.
What that looks like in a real week
If you report on a Friday, day 0 is that day. Counting starts on the next working day (day 1). Weekends don’t count, so a 10 working days inspection can span two weeks plus three days.
Key duties explained
Once a landlord is aware of a reported hazard, they should investigate within 10 working days so tenants know when to chase. If the inspection finds a significant hazard, safety work must be done within five working days of the inspection outcome.
Urgent pathway and definitions
Where there are reasonable grounds that mould or damp pose an emergency-level health risk, the expected response is within hours — normally 24 hours. “Working days” means Monday to Friday, excluding bank holidays. A “significant hazard” means a problem judged likely to cause real harm to residents’ health or safety.
Practical points for tenants
Report symptoms (asthma, pregnancy, babies, elderly occupants) factually — a person-centred assessment can speed up the urgent pathway.
| Stage | Timeframe | Example |
|---|---|---|
| Inspection | 10 working days | Report Mon → inspect within two calendar weeks |
| Make safe | 5 working days | Interim fixes provided within one week |
| Urgent | Within 24 hours | Severe health impact → same/next day response |
“Make safe” can mean temporary measures like stopping water entry, isolating unsafe electrics, or supplying dehumidifiers while full repairs are planned. Landlords must tell tenants what will happen next, the timescales and the evidence used to classify the hazard.
Emergency repairs under Awaab’s Law: when the 24-hour rule applies
When a reported issue could cause immediate harm, the 24‑hour rule requires fast action. Emergency reports must be checked straight away and, if confirmed, safety work completed as soon as reasonably practicable and always within 24 hours.
Examples of emergency hazards beyond mould
Recognisable emergencies include a gas leak, a total boiler failure in severe weather, or a major water leak creating an electrical risk. These are hazards that can harm health or put people in danger within hours.
What “as soon as reasonably practicable” still requires
Landlords must assess quickly, attend if needed, and make the home safe within 24 hours. That means real attendance, a risk check, and temporary measures — not just logging a job for later days.
- Immediate triage and clear communication about next steps.
- Temporary fixes to remove danger, with follow-up repairs planned.
- Tenants should call emergency services for gas smells or immediate risk, then notify the landlord formally.
| Action | Expectation | Why it matters |
|---|---|---|
| Initial check | Within hours | Confirms if it is an emergency |
| Make safe | Within 24 hours | Prevents harm while permanent repairs are arranged |
| Follow-up | Scheduled after | Stops the problem recurring |
Watch for red flags: repeated cancellations, no risk assessment, or no temporary measures. If this happens, escalate the report and keep records of every contact.
How a damp or mould report triggers the legal “clock”
Reports trigger a legal timetable only once a landlord is formally made aware; knowing how that works is crucial.
When landlords are considered aware
Awareness starts on the day the landlord receives notice. A call‑centre log, an email with dated photos, an online portal entry or a contractor noting hazards during a repair can all count.
Day zero vs day one
The day of notification is day 0. Counting begins on the next working day (day 1). If you report on a Friday, the countdown usually starts on Monday — weekends don’t count as working days.
- Create a paper trail: save screenshots, reference numbers and dated photos immediately.
- Give clear information: say where the issue is, how fast it is spreading and any health effects.
- If a contractor uncovers hazards while fixing another fault, the landlord must treat it as a new report and start the clock.
Practical expectations
Landlords should acknowledge receipt and set out next steps within the required timeframe. They must not repeatedly reset the clock by asking for the same basic details. Tenants should keep supplying reasonable guidance but also hold landlords to the schedule under awaab law.
| Trigger | Counts as aware? | Example |
|---|---|---|
| Phone call logged | Yes | Call centre records a report |
| Email with photos | Yes | Photographs show visible issue |
| Contractor finds issue | Yes | Leak repair reveals hidden hazards |
Investigations and inspections: what tenants can expect to happen
Inspections set the pace for repairs and decide whether a home needs urgent help or a longer programme. Tenants should expect a clear, staged approach carried out by staff with the right skills.
Standard checks and remote assessments
A standard investigation usually starts with questions, photos and either a visit or a remote assessment. Landlords must decide if the issue is a significant hazard or an emergency within the published guidance.
Requesting a face-to-face follow-up
If a remote check misses important signs, tenants can ask for an in-person visit. A renewed investigation restarts the 10 working days timeframe once the landlord accepts the request, so ask promptly to avoid delay.
Further specialist investigations
Complex building faults — roof leaks, ventilation failure or drainage issues — need surveys, moisture readings and structural checks. Specialists should carry out these probes to find the root cause.
| Investigation type | Timescale | Who carries it out |
|---|---|---|
| Standard | Within 10 working days | Trained repairs officer |
| Emergency | Within 24 hours | Emergency team/contractor |
| Further | Depends on survey | Specialist surveyor |
Prepare useful information: leak history, fan faults, dated photos or humidity readings. Record dates, names and promised steps — ombudsman cases often show poor inspections cause repeat harm, so keep good records and use the guidance if you must escalate.
Repairs, safety work, and preventing damp and mould from returning
Immediate repairs aim to remove danger fast while longer programmes fix root causes.
Safety work within five working days for significant hazards
For significant hazards, landlords must carry out safety work within five working days of inspection. These are urgent fixes to protect health and make homes safe quickly.
- Stopping active leaks and isolating faulty electrics.
- Installing temporary ventilation or dehumidifiers.
- Removing heavily contaminated materials where needed.
Supplementary works to tackle the root cause and reduce recurrence
Supplementary work aims to prevent the problem returning. That means repairing roofs, improving insulation or ventilation, fixing drainage, and replacing faulty extractor fans.
Landlords must set out what will be done now and what comes later. Tenants should ask for a clear plan showing timings and responsibilities.
What “within 12 weeks” can look like for complex remedial programmes
Complex programmes may need surveys, parts, scaffolding and specialist contractors. Where work is complex, initial steps should start within 12 weeks while safety measures keep the home liveable.
| Stage | Typical timing | Why it matters |
|---|---|---|
| Safety work | Within 5 working days | Removes immediate risk |
| Supplementary start | Within 5 working days (steps) | Begins prevention |
| Complex programmes | Begin within 12 weeks | Plans long‑term repair |
Do not accept surface cleaning as the only remedy. Cases show repeat problems when root causes are ignored. If the issue is an emergency, action should be within hours or within 24 hours, not left to the scheduled works programme.
Alternative accommodation: when landlords must move you out temporarily
When a property cannot be made safe quickly, a temporary move may be needed to protect health and wellbeing. In social housing this move is often called a decant.
When a decant is required because the home can’t be made safe in time
A decant happens when the landlord accepts they cannot meet the required timeframes to make the property safe. If the risk to residents is ongoing, the landlord must find alternative accommodation at their expense.
What suitable alternative accommodation should cover
The replacement accommodation should be safe, similar in size and accessible for any care needs. It should, where possible, be near schools or work to reduce disruption.
| Expectation | Why it matters | Who pays |
|---|---|---|
| Safety and security | Protects health while repairs continue | Landlord |
| Size and accessibility | Maintains household routines | Landlord |
| Reasonable proximity | Reduces schooling and care disruption | Landlord |
Practical realities tenants should document during temporary moves
Moving is disruptive and stressful. Clear records help if problems follow.
- Record dates of move and return, plus condition notes for both properties.
- Keep receipts for travel, storage, utilities differences and any extra laundry costs.
- Photograph damaged items and note impacts on work, school or health.
- Ask the landlord in writing what costs they will cover and keep their reply.
Even if you are decanted, press for permanent, root-cause repairs so you do not return to the same problems. Good communication and robust documentation reduce the chance of prolonged displacement.
Your rights as a tenant: complaints, the Housing Ombudsman, and legal action
Knowing how to complain can speed up repairs and bring clearer commitments from landlords. Start by filing a formal complaint with the landlord as soon as a required deadline is missed. Keep the message factual, state dates, attach photos and request a written plan with specific days for next steps.
Use plain, dated language. Ask for a reference number and a named contact. Save every reply, phone log and receipt. This evidence matters if you must escalate the matter.
Using your landlord’s complaints process effectively
Be concise. Explain the issue, quote the missed timeframe, and list what you want: inspection, safe actions, or alternative accommodation.
Set a clear deadline for a reply and warn that you will escalate if the response is unsatisfactory. Keep copies of all correspondence.
When to escalate to the Housing Ombudsman and what they will look for
Escalate when there are repeated missed appointments, no inspection within the required days, no safety work after a confirmed hazard, or poor communication that leaves residents unsure.
The housing ombudsman checks whether the landlord kept accurate records, did a proper risk assessment, acted within guidance, communicated clearly, and offered a suitable temporary move where needed.
Legal action for breach of tenancy/contract if deadlines are missed
If the landlord’s obligations form part of the tenancy contract, tenants may pursue legal action for breach of contract. Legal routes include pursuing repairs via the county court or seeking enforcement remedies under the statute where relevant.
Compensation, costs, and what evidence strengthens your case
Strong evidence improves chances of compensation or reimbursement. Useful items include dated photos over time, medical letters, complaint reference numbers, contractor or independent reports, and receipts for extra costs or damaged belongings.
| Issue | What to record | Why it helps |
|---|---|---|
| Missed inspection | Call log, complaint ref, date reported | Shows deadlines were not met |
| No safety work | Photos, contractor notes, communication | Proves hazard persisted and risk remained |
| Costs incurred | Receipts for accommodation, travel, repairs | Supports compensation claims |
Outcomes you can seek include proper repairs, a written apology, service changes, or compensation for losses. Keep the focus on getting the home safe first. Using complaints, the housing ombudsman and, where needed, legal action helps prevent problems dragging on for months or years.
Limits, challenges, and what comes next for hazards beyond damp and mould
The rules will widen step by step, bringing more housing hazards under strict timeframes through 2026 and 2027. This staged approach means tenants should watch how new issues are added and what that means in practice.
Phased expansion to wider HHSRS hazards
From october 2025 the initial focus covered fungal problems and emergencies. In 2026, the government plans to add risks such as excess cold or heat, falls, fire and electrical hazards. By 2027 more HHSRS hazards will be within scope.
Practical concerns and tenant safeguards
Councils and social landlords warn about stretched contractor capacity and tight budgets. Capacity pressures must not excuse unsafe homes.
- Keep careful records and photos when reporting.
- Push for prompt triage and clear decant plans if needed.
- Ask for written explanations of diagnosis and planned repairs.
| Phase | Hazards added | Tenant action |
|---|---|---|
| Phase 1 (from october 2025) | Fungal problems, emergency hazards | Report, log evidence |
| Phase 2 (2026) | Excess cold/heat, falls, fire, electrical | Request urgent assessment |
| Phase 3 (2027) | Remaining HHSRS hazards (excl. overcrowding) | Seek decant if home unsafe |
Correct diagnosis is vital. Superficial cleaning or repainting leaves building faults — leaks, poor ventilation or defects — unresolved. The ombudsman and new guidance are already pushing for better inspections, clearer communication and proper remedial work to reduce repeat cases and protect health.
Conclusion
Use this wrap-up to check you have the key actions and timescales in place after you report a housing issue under awaab law. The rules (in force from 27 October 2025) mean social landlords must investigate within 10 working days, give written findings shortly after inspection, and carry out safety work within five working days for significant hazards.
Emergency risks should be dealt with within 24 hours or within hours if immediate harm is likely. Report early, put notes in writing, keep dated photos and ask your landlord to confirm the timeline in writing.
Keep communications factual, note health impacts where relevant, and use formal complaints if deadlines are missed. The aim of awaab law is simple: safer homes, faster repairs and clearer redress for tenants.
