Awaab's Law: The Repair Timescales Changing Rented Housing

Awaab's Law is named after Awaab Ishak, the two-year-old who died in 2020 after prolonged exposure to damp and mould in his home. Introduced through the Social Housing (Regulation) Act 2023, it turns vague expectations about "reasonable" repair times into firm, legally enforceable deadlines.

The timescales

The first phase, in force in social housing from October 2025, covers damp and mould plus emergency hazards. Under the regulations, a landlord that is notified of a potential hazard must:

• Investigate within 10 working days and provide the tenant with a written summary of findings.
• Begin any necessary safety work within 5 working days where a significant hazard is identified.
• Make safe any emergency hazard that presents an imminent risk to health or safety within 24 hours.

It expands well beyond damp and mould

The rollout is staged. Through 2026 the duties extend to a far wider set of Housing Health and Safety Rating System hazards, including excess cold and excess heat, falls, structural collapse, fire and electrical hazards. The remaining hazard categories follow in 2027. In other words, the same fix-it-on-the-clock logic will eventually apply across almost every trade that touches a rented home.

Coming to private rentals too

Awaab's Law was written for social housing first, but the Renters' Rights Act 2025 extends it to the private rented sector. If you work for private landlords, the same investigate-and-repair deadlines are on their way to you. Our guide to the Renters' Rights Act covers the wider package of changes.

Documentation is the defence

When a deadline is legally enforceable, the record of what you found and when becomes the landlord's evidence that they complied. Photographs, dated findings and a clear scope of works are no longer just good practice; they are the paper trail that protects everyone. Where a damp investigation points to a water system risk, a documented legionella risk assessment may also be appropriate.

For the official timescales, see the government's Awaab's Law guidance for social landlords.

Published 2026-06-24. This article is for general guidance only and does not constitute legal or professional advice. Always refer to the relevant standards and consult qualified professionals for definitive requirements.