The background.
Awaab Ishak died in December 2020 from a respiratory condition caused by sustained exposure to mould at his family's home. The coroner ruled that his death was wholly attributable to the mould. His family had repeatedly reported the conditions to the landlord, Rochdale Boroughwide Housing, for over three years. No adequate action was taken.
His family campaigned for a change in the law. Parliament responded by passing the Social Housing (Regulation) Act 2023, which gives the government power to set statutory timeframes within which landlords must act on disrepair. These timeframes — colloquially called "Awaab's Law" — have been and continue to be phased in.
What Awaab's Law requires.
Under Awaab's Law, social landlords must:
- Investigate potential hazards — including damp and mould — within a strict statutory period after being notified
- Provide a written summary of the investigation to the tenant
- Begin repairs within a specified timeframe where a hazard is identified
- Complete emergency repairs even more quickly — typically within 24 hours
- Offer alternative accommodation where the property cannot safely be lived in while repairs are done
The specific timeframes are set in regulations. At the time of writing, the phased timeframes apply most strictly to damp and mould and emergency hazards, with the full regime being extended over time to cover all housing hazards.
Who Awaab's Law applies to.
Awaab's Law currently applies to social landlords in England — councils and registered housing associations. It does not apply (yet) to private landlords. Private tenants are still protected by the Homes (Fitness for Human Habitation) Act 2018 and Section 11 of the Landlord and Tenant Act 1985, but without the same strict statutory timeframes.
What this means for your claim.
Awaab's Law strengthens tenant claims in three important ways:
- Clearer breach. If your landlord missed the statutory deadline, that is a clear, documented failure — much easier to prove than arguing about what "reasonable time" means.
- Stronger damages. Courts take a serious view of landlords who flout statutory deadlines; damages tend to be higher where there has been clear breach.
- Better landlord behaviour. Most social landlords have tightened their processes since Awaab's Law came in. That means faster responses — but where they still fail, claims are easier to bring.
What to do if your landlord misses a deadline.
- Keep a precise record of when you reported the issue (date, time, method)
- Note when the landlord responded and what they said
- Note when they did (or did not) attend, investigate, and carry out repairs
- Take dated photographs throughout
- Report the breach of the statutory deadline in writing
- Call us — missed Awaab's Law deadlines usually strengthen a claim substantially
Frequently asked questions.
Does Awaab's Law apply to my private landlord?
Not directly, at present. Private tenants rely on the Homes (Fitness for Human Habitation) Act 2018 and other general housing law. See our private tenant page.
Does it apply retrospectively to disrepair that started years ago?
The statutory deadlines apply to reports made after the law came into force. Disrepair that started before then can still be claimed under the existing legal framework.
What if my landlord claims they investigated but can't produce evidence?
Under the Pre-Action Protocol, landlords must disclose their repair records. Claiming an investigation took place without evidence rarely succeeds.