Awaab’s Law Phase 2: New Repair Rights for Social Tenants From 30 November 2026

What is changing on 30 November 2026

Awaab’s Law Phase 2 begins on 30 November 2026, giving social housing tenants in England stronger rights when serious hazards are found in their homes. Phase 1 has applied since 27 October 2025 and covers all emergency hazards, plus damp and mould that presents a significant risk of harm.

Phase 2 extends the same legal protection to a much wider range of dangerous conditions, including:

• dangerous electrical problems;
• excess cold or excess heat;
• unsafe stairs, floors and falls hazards;
• fire and explosion risks;
• structural collapse;
• pest, hygiene and refuse hazards;
• sanitation and drainage problems;
• and food-safety hazards caused by a problem with the property.

This means councils and housing associations will have clear deadlines for investigating serious hazards, explaining what they have found, and carrying out work to make the home safe. If your landlord has ignored mould, leaks, broken heating, unsafe electrics or another serious repair problem, Awaab’s Law may help you hold them to account.

What is Awaab’s Law?

Awaab’s Law is named after two-year-old Awaab Ishak, who died in 2020 following prolonged exposure to mould in his social housing home. His family had repeatedly raised concerns about the conditions, but the underlying problem was not properly dealt with. The law was introduced to make social landlords respond more quickly when dangerous conditions are reported.

It places legal duties on qualifying councils and housing associations to:

• investigate serious hazards;
• take action within set deadlines;
• keep tenants informed;
• carry out work to make the home safe;
• prevent hazards from returning;
• and provide alternative accommodation where necessary.

Awaab’s Law forms part of the tenancy agreement. Where a qualifying landlord fails to comply, a tenant may be able to take further action to secure repairs and, depending on the circumstances, claim compensation.

Who does Awaab’s Law apply to?

Awaab’s Law Phase 2 applies to qualifying social housing in England. This will normally include homes rented from a local council, a housing association, or another registered provider of social housing, where the resident occupies the property under a qualifying tenancy.

The position may be more complicated where the accommodation is temporary accommodation, supported housing, occupied under a licence, shared ownership, or another specialist housing arrangement.

Private landlords: the social housing rules taking effect on 30 November 2026 do not generally apply to ordinary private landlords. Private renters still have other legal rights relating to repairs, fitness for human habitation, dangerous hazards, and electrical and gas safety, plus local council enforcement. The government has made provision to extend Awaab’s Law to the private rented sector in the future, but that will be introduced separately.

Wales: this version of Awaab’s Law applies to social housing in England. Wales has a separate housing-law system, including duties relating to repair and fitness for human habitation. RemedyBridge can still consider enquiries involving properties in Wales, but different legal rules and procedures apply.

Which hazards will Phase 2 cover?

Damp and mould remain covered. This may include mould caused or worsened by leaking roofs, defective gutters, water ingress, damaged brickwork, defective windows, poor insulation, broken heating, inadequate ventilation, plumbing leaks, or a failure to maintain the property. A landlord should not simply blame a tenant’s “lifestyle” without properly investigating the building and the cause of the mould. Normal activities such as cooking, bathing and drying clothes create moisture; the landlord should consider whether a defect in the home is contributing to the problem.

Excess cold may arise where the home cannot be kept reasonably warm because of a broken boiler, defective heating, damaged windows or doors, serious draughts, poor insulation or defective communal heating. The risk may be more serious where the household includes young children, elderly residents, disabled people, or someone with a health condition affected by cold.

Excess heat can arise where a property becomes dangerously hot because of defective ventilation, heating that cannot be controlled, windows that do not open, or another landlord-controlled defect. The landlord should consider the actual risk to the people living there.

Falls: Phase 2 covers serious risks of falling caused by loose flooring, uneven surfaces, broken stairs, missing handrails, unsafe balconies, dangerous steps or defective bathroom fittings. Not every minor trip hazard will qualify — the defect must present a significant or emergency risk.

Electrical hazards may include exposed wiring, sparking sockets, repeated electrical failures, damaged consumer units, water leaking near electricity, or unsafe switches. A serious electrical risk may be treated as an emergency requiring action within 24 hours.

Fire and explosion risks may include defective fire doors, broken alarms, unsafe gas installations, damaged fire-safety equipment, inadequate fire separation, or blocked escape routes for which the landlord is responsible.

Structural collapse may include serious risks from collapsing ceilings, unstable walls, falling masonry, dangerous roofs or damaged balconies. Cracks do not automatically mean a building is unsafe, but serious or rapidly worsening damage should be reported immediately.

Pests, hygiene and refuse: Phase 2 covers serious hazards involving rats, mice, cockroaches or other infestations, refuse and waste-disposal problems, and entry points allowing pests into the home — normally where the problem arises from a building defect or a maintenance issue the landlord is responsible for.

Personal hygiene, sanitation and drainage: this may include serious problems with toilets, baths, showers, sinks, water supply, drainage or sewage — the facilities needed to maintain basic personal hygiene.

Food safety: a hazard may arise where a property defect prevents a tenant from storing, preparing or cooking food safely — for example a defective kitchen installation, serious pest infestation, unsafe water supply or drainage problems.

Emergency hazards and significant hazards

An emergency hazard is a condition presenting an imminent and significant risk of serious harm — for example exposed live electrical wiring, a dangerous gas leak, major flooding, a seriously unstable ceiling, severe fire danger, or a broken external door leaving the home unsafe. The landlord must investigate and make the home safe as soon as reasonably practicable and within 24 hours of becoming aware. If it cannot make the property safe within that period, it should offer suitable alternative accommodation.

A significant hazard is a serious problem creating a significant risk of harm to the tenant or another person living in the property. The landlord should consider the nature of the defect, how serious the risk is, how likely harm is, the age and health of household members, disability or vulnerability, how much of the home is affected, and how long the problem has continued.

The same defect may create a greater risk for one household than another. For example, a cold and mouldy bedroom may present a particularly serious risk where it is occupied by a young child with breathing problems.

Awaab’s Law repair deadlines

From 30 November 2026, social landlords in England must normally meet the following maximum timeframes:

• Investigate a potential emergency hazard and make the home safe — within 24 hours.
• Investigate a potential significant hazard — within 10 working days.
• Provide a written summary after the investigation — within 3 working days.
• Complete relevant safety work for a significant hazard — within 5 working days of the investigation.
• Begin, or take steps to begin, further preventative work — within 5 working days.
• Physically begin further preventative work — normally within 12 weeks at the latest.
• Provide suitable temporary accommodation where the home cannot be made safe in time — as required under the applicable safety deadline.

When does the clock start?

The time normally starts when the landlord becomes aware of the potential hazard. That could happen when you report the problem by telephone, email, an online repair portal or a letter, or when a housing officer, contractor, support worker or the landlord’s own employee becomes aware of it.

You do not necessarily need to use the words “Awaab’s Law”. You should explain what the problem is, where it is, when it began, who lives in the home, whether anyone is particularly at risk, and why you believe the problem is dangerous.

How to report a serious repair problem

Report the problem through the landlord’s official repair process wherever possible — the online repair portal, email, telephone, a written letter, or the emergency repair number. Where possible, report it in writing as well as by telephone.

Include:

• your name and address;
• the rooms affected;
• a clear description of the problem;
• when you first noticed it and whether it is getting worse;
• photographs or videos;
• details of children or vulnerable household members;
• any health or safety impact;
• and a request for a repair-reference number.

Keep a copy of everything you send.

What evidence should you keep?

Good evidence can help show when the landlord became aware, how serious the problem was, whether the landlord inspected in time, what work was promised, and whether the work solved the problem. Keep:

• Photographs and videos — the whole room, close-ups of the defect, the date where possible, damaged belongings and any change over time. Do not put yourself in danger to obtain evidence.
• Repair-reference numbers, complaint numbers, inspection references and contractor appointment references.
• Emails, text and WhatsApp messages, online portal screenshots and letters.
• Telephone records — the date, time, number called, who you spoke to and what was said.
• Appointment records — inspections, contractor visits, and cancelled, missed or no-show appointments.
• The written summary the landlord should provide within 3 working days of an investigation.
• Receipts for reasonable expenses such as extra heating, damaged belongings, cleaning, travel or replacing affected items.

Temporary repairs, blame and access

The landlord may carry out temporary work to make the home safe — portable heaters, isolating unsafe electrics, removing dangerous material, washing down mould or temporarily sealing a leak. Temporary work does not always end the landlord’s responsibility: it may still need to repair the underlying cause and prevent the hazard returning. Wiping away mould may not solve a leaking roof, and portable heaters do not repair a broken boiler. Keep records if the problem returns after work is completed.

If the landlord says it is your fault, it should not automatically blame the tenant without proper evidence. In damp and mould cases it should investigate whether the problem is linked to leaks, structural defects, defective heating, inadequate insulation, poor ventilation, damaged windows or water ingress. If you are accused of causing the problem, keep copies of the allegation, your response, photographs, heating and ventilation details, and evidence of defects or leaks.

If the landlord says you refused access, you should provide reasonable access for inspections and repairs after proper notice. Respond to appointments, explain when you are available, and keep written records of every appointment. One missed visit does not necessarily mean the landlord has done everything required — relevant questions include whether proper notice was given, whether the appointment was at a reasonable time, whether the contractor actually attended, and whether the landlord considered disability or vulnerability.

What if your home cannot be made safe?

Where the landlord cannot make the home safe within the required period, it may have to arrange suitable alternative accommodation at no cost to you. The accommodation should be suitable for your household — relevant factors include the number of people, children, disability, medical needs, accessibility, schooling, work, caring responsibilities, location, cooking facilities, and how long you are expected to stay.

Tell the landlord immediately if the accommodation offered is unsuitable and explain why in writing. Do not simply refuse without giving reasons.

What can you do if the landlord misses the deadline?

Chase the repair in writing, stating the date you first reported the issue, the repair-reference number, the inspection date, the relevant deadline, what remains outstanding and why the condition is still unsafe.

Make a formal complaint through the landlord’s complaints process, including a clear repair chronology, photographs, missed appointments, the effect on the household and the outcome you want — urgent repairs, a written explanation, a clear timetable, temporary accommodation where necessary, and consideration of compensation.

Contact the Housing Ombudsman. Social housing tenants may be able to take a complaint to the Housing Ombudsman after using the landlord’s complaints process. The Ombudsman can consider delays, poor communication, complaint handling, missed appointments, inadequate repairs and failures to respond properly.

Contact your local council. Where there is a serious health or safety hazard, the council’s environmental health or housing enforcement team may be able to inspect or take action — this may still be relevant even where the council is not your landlord.

Get independent help from Shelter, Citizens Advice, a local Law Centre, a housing solicitor or another specialist service.

You can also check your situation with RemedyBridge. Our free online housing disrepair check takes under 60 seconds and can help identify whether your situation may be suitable for further review. You pay RemedyBridge nothing for using the online check, submitting an enquiry, uploading evidence or asking us to review your situation. Where appropriate, and with your permission, your enquiry may be sent to an independent specialist solicitor who will decide whether they can assist.

Can you claim compensation under Awaab’s Law?

Possibly. If a qualifying social landlord breaches its legal duties, a tenant may be able to seek completion of repairs, an order requiring the landlord to act, compensation, reimbursement of certain losses, and legal costs where ordered or agreed.

Compensation is not automatic merely because a deadline was missed. The amount and availability may depend on the seriousness of the hazard, how long it lasted, the effect on the household, which rooms were affected, whether belongings were damaged, whether anyone suffered a health impact, the landlord’s conduct, and whether compensation has already been paid through a complaint or Ombudsman process. A solicitor must assess the individual facts before advising on the value of a possible claim.

You may be able to pursue a housing disrepair or mould claim where you are a tenant, the landlord was told about the problem, the problem is linked to a defect the landlord is responsible for, the landlord failed to act within a reasonable or required period, and you suffered loss, inconvenience or harm. Awaab’s Law may strengthen the position for qualifying social tenants where a covered hazard is not dealt with within the statutory timetable. Not every patch of mould automatically creates a legal claim.

Rent arrears and former tenants

Rent arrears do not automatically remove the landlord’s repair responsibilities. A landlord should not leave a serious hazard unresolved simply because money is owed. However, arrears may affect possession proceedings, settlement, and how any compensation is paid or set against money owed. Tell the person reviewing your case about any rent arrears or possession proceedings.

Former tenants may still be able to raise concerns or pursue a claim relating to conditions experienced during the tenancy. Time limits apply, and evidence may become harder to obtain after moving. Keep photographs, tenancy documents, repair reports, complaint records, your former address and the date the tenancy ended, and seek advice promptly.

How RemedyBridge can help

Living with damp, mould, leaks, broken heating or another dangerous housing problem can be exhausting. You may have reported the same repair repeatedly, waited months for an inspection, had cancelled appointments, received only temporary repairs, or been blamed for mould. RemedyBridge helps tenants understand the next available step.

Our free online housing disrepair check takes under 60 seconds, asks only a small number of questions, does not require documents before showing an initial result, and is available to tenants in England and Wales. You may then choose to provide your contact details and evidence such as photographs, repair messages or complaint documents. You pay RemedyBridge nothing. Your answers do not guarantee that a legal claim will be accepted, but they can help identify whether your situation may be suitable for review.