Awaab's Law —
What Every Landlord Must Know

What is Awaab's Law?

Awaab's Law is a set of legally binding repair response timescales introduced by the Social Housing (Regulation) Act 2023 and extended to the private rented sector under the Renters' Rights Act 2025. It is named after Awaab Ishak, a two-year-old child who died in 2020 from a respiratory condition caused by mould in a social housing property.

From 27 October 2025, every landlord in England — including private landlords and HMO operators — must comply with mandatory repair response deadlines. These are not guidelines. Failure to meet the deadlines exposes landlords to enforcement action, fines, and civil claims from tenants.

The three repair deadlines

What counts as an emergency hazard?

The following are considered emergency hazards requiring a 24-hour response:

• Gas leaks or suspected gas leaks
• Total loss of heating and hot water between October and April
• Significant structural damage — collapsed ceiling, unsafe flooring, unstable walls
• Major flooding or uncontrolled water ingress
• Complete loss of electricity
• Blocked or non-functioning toilet where it is the only toilet in the property
• Any condition creating an immediate risk of serious injury

The HHSRS Category 1 hazard classification is the primary reference point. If a condition would be assessed as Category 1 under HHSRS, it requires a 24-hour response.

Damp and mould — understanding the 14-day obligation

Damp and mould is specifically called out in Awaab's Law because it was the cause of Awaab Ishak's death and because it is the most common Category 1 hazard found in rental properties. The 14-day deadline is strict:

• Day 0 — tenant reports damp or mould
• Within 14 days — landlord must have investigated the cause and begun remediation works

Beginning remediation means starting the physical work — not planning it, not scheduling a survey, not sending an acknowledgement. A surveyor's visit within 14 days counts only if remediation work is then commenced without unreasonable delay.

The most common defences landlords have tried to use — blaming tenant lifestyle, condensation, inadequate ventilation — are explicitly addressed in updated government guidance. Landlords cannot avoid the obligation by attributing mould to tenant behaviour without evidence.

Evidence and record keeping

Your best protection under Awaab's Law is a comprehensive repair log. For every reported issue you must be able to demonstrate:

• The date and time the issue was reported
• The classification of the hazard (emergency or standard)
• When you first inspected or investigated
• What remediation action was taken and when it started
• Evidence of completion — photographs, contractor invoices

A verbal report from a tenant counts as a formal notification. If a tenant texts, emails, or calls to report a repair, the 24-hour or 14-day clock starts from that moment. Make sure you log and acknowledge all repair reports in writing immediately.

Penalties for non-compliance

Awaab's Law gives tenants and local authorities enhanced enforcement powers:

• Civil claims — tenants can pursue landlords for compensation through the courts for harm caused by delayed repairs
• Private Rented Sector Ombudsman — tenants can bring complaints to the PRS Ombudsman, which has power to order compensation and require remediation
• Local authority enforcement — councils can issue Improvement Notices and Civil Penalty Notices for HHSRS Category 1 hazards. Fines of up to £30,000 apply
• Rent repayment orders — tenants can apply for rent repayment for up to 12 months where hazards were knowingly left unaddressed

Awaab's Law and Section 8 proceedings

Outstanding unaddressed repairs are increasingly being raised as a defence in possession proceedings. A tenant who can demonstrate that a Category 1 hazard was reported and not addressed within the statutory timescale has grounds to challenge a possession claim and potentially offset any rent arrears claimed against the cost of the disrepair.

Before serving any Section 8 notice, ensure there are no outstanding repair issues. Check the Section 8 Timeline Calculator — it includes a compliance check for outstanding disrepair issues.

What to do now

1. Set up a written repair log for each property — even a simple email folder or spreadsheet works
2. Acknowledge every repair report in writing on the day you receive it
3. Classify each report — emergency (24-hour) or standard
4. For damp and mould reports, book an inspection immediately and begin remediation within 14 days
5. Keep contractor invoices and before/after photographs for every repair
6. Add the Compliance Deadline Tracker to your routine — use it to track certificate expiry alongside any ongoing repair obligations