Where the law came from
Awaab Ishak was two years old when he died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family's housing association flat in Rochdale. His parents had reported the mould repeatedly. The law that carries his name was passed so that social landlords could no longer leave reports like theirs unanswered.
Who is covered
Awaab's Law applies to social housing in England: homes let by councils, including Haringey Council, and by housing associations. The rules are written into your tenancy by law, so a landlord who breaks them is in breach of contract and you can take legal action.
It does not yet apply to private renting. The Renters' Rights Act 2025 allows the government to extend it, but no date has been set.
Which hazards are covered
- Since 27 October 2025: all emergency hazards, and significant damp and mould.
- From 30 November 2026: significant hazards involving excess cold, excess heat, falls, structural collapse, fire and explosions, electrical faults, and domestic hygiene and pests.
- A later phase, expected in 2027: the remaining health and safety hazards, except overcrowding.
The deadlines
| What the landlord must do | Time limit |
|---|---|
| Investigate an emergency hazard and make it safe | Within 24 hours |
| Investigate a potential significant hazard | Within 10 working days of becoming aware of it |
| Send you a written summary of the findings | Within 3 working days of the investigation ending |
| Make the home safe where a significant hazard is found | Within 5 working days of the investigation ending |
| Begin any further work needed to stop the hazard returning | Within 5 working days where possible, and no later than 12 weeks |
If the home cannot be made safe within these times, the landlord must offer you suitable alternative accommodation, at their expense, until it is.
What counts as an emergency
An emergency hazard is one that poses an imminent and significant risk of harm. Examples include a gas leak, a broken boiler in cold weather where someone vulnerable lives in the home, a total loss of water, dangerous electrical faults, a ceiling at risk of collapse and prolific mould affecting someone with a breathing condition.
If your landlord misses a deadline
- Write to the landlord stating the date you reported the hazard and the deadline that has passed.
- Make a formal complaint. You can take it to the Housing Ombudsman if it is not resolved.
- Get legal advice. A missed deadline is strong evidence in a housing disrepair claim.
The landlord's only defence is that they used all reasonable endeavours to comply. Being short of contractors or budget is unlikely to be enough.
To find out whether you have a claim, ask for a free claim assessment, or read about damp and mould claims.
Questions tenants ask
Does Awaab's Law replace my other rights?
No. It adds to them. Section 11 of the Landlord and Tenant Act 1985 and the fitness for habitation rules still apply to all tenants.
What if the landlord says they could not get access?
Landlords must make reasonable attempts to arrange access at times that suit you and keep a record of them. Keep your own record of appointments offered and kept.
How do I report a hazard so the clock starts?
The clock starts when the landlord becomes aware, however that happens. Reporting in writing, with photos, gives you proof of the date.
