Awaab's Law: What Social Tenants Can Expect Now, and From 30 November
Social landlords in England already have fixed deadlines for damp, mould and emergencies, and from 30 November 2026 the same rules cover more hazards, including cold homes, electrics and fire.
Awaab's Law is named after two-year-old Awaab Ishak, who died in 2020 after long exposure to mould in his home. It gives council and housing association tenants in England legal deadlines for getting dangerous problems fixed. On 30 November 2026 it is being widened to cover more types of hazard.
What Applies Now
Since 27 October 2025, social landlords in England must:
- Investigate a possible emergency hazard and make it safe within 24 hours.
- Investigate a possible significant damp and mould hazard within 10 working days of becoming aware of it.
- Give you a written summary of what they found within 3 working days of the investigation ending.
- Do the safety work within 5 working days of the investigation, if they find a significant hazard.
- Start any work to stop it coming back within 5 working days, or at the latest within 12 weeks.
- Find you somewhere else to stay, at their cost, if they cannot make your home safe in time.
- Keep you updated throughout.
What Changes on 30 November 2026
The same deadlines for significant hazards will also cover:
Excess Cold and Heat
NewFor example, a home that cannot be kept warm.
Falls
NewIncluding on the level, on stairs and between levels.
Fire, Explosions and Electrics
NewFor example, dangerous wiring.
Structural Collapse
NewParts of the building that could fall or give way.
Domestic Hygiene
NewIncluding pests, personal hygiene and food safety.
A later phase will add the remaining hazards, apart from overcrowding. The government says new guidance for tenants will be published before 30 November.
What to Do If You Have a Problem
- Report it to your landlord through its official channel (phone, online portal or email) and note the date and time.
- Say clearly if you think it is dangerous, and who in your home is most at risk, for example a baby, an older person or someone with a health condition.
- Take photos and videos, and keep every reply.
- If the deadlines are missed, make a formal complaint.
- After the landlord's final response, you can go to the Housing Ombudsman, which is free.
Outside England
In Scotland, similar duties started on 6 October 2026: landlords must investigate damp or mould within 10 working days and, if it is substantial, start repairs within 5 working days. These cover Scottish secure tenancies and most private tenancies. Wales and Northern Ireland have their own rules.
- Awaab's Law in the social rented sector (Ministry of Housing, Communities and Local Government, GOV.UK, checked 18 October 2026)
- Awaab's Law: guidance for tenants in social housing (GOV.UK, checked 18 October 2026)
- Awaab's Law: guidance for tenants in Scotland (Scottish Government, checked 18 October 2026)
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