Awaab’s Law: What Changes in October 2025 Mean for Tenants and Landlords

Awaab’s Law begins to bite from 27 October 2025, bringing strict legal deadlines to fix damp, mould and emergency hazards in social housing. If your landlord misses those timeframes, you gain clear routes to force repairs and claim compensation for harm, loss and distress.

From 27 October 2025, social landlords must investigate significant hazards within 10 working days and complete safety work promptly, while emergency hazards must be repaired within 24 hours. Damp and mould are in scope immediately, with more hazards added in 2026 and 2027. If deadlines are missed, courts can order repairs and compensation.

What exactly changes on 27 October 2025?

From this date, the law implies fixed repair timeframes into social tenancy agreements. In short, landlords must:

• Investigate potential significant hazards within 10 working days.
• Repair emergency hazards “as soon as practicable” and within 24 hours.
• Provide a written summary within 3 working days of the investigation concluding.
• Start follow-on works within 5 working days (and in any event start within 12 weeks) where needed.
• Provide suitable alternative accommodation if the home cannot be made safe within the timeframes.

This first phase prioritises damp and mould (plus any emergency hazards). In 2026 the scope expands to hazards such as excess cold/heat, falls, structural collapse, fire and electrical. By 2027, all remaining HHSRS hazards (except overcrowding) will be included.

Why Awaab’s Law matters (and the health science behind it)

The law honours Awaab Ishak, a two-year-old who died after prolonged exposure to mould in his social home. The government’s own guidance recognises that damp and mould produce allergens and toxins linked to respiratory illness, even where mould isn’t visible. NHS advice also links damp and mould to respiratory problems, infections, allergies and asthma.

Recent reporting shows the scale of the problem: complaints to the Housing Ombudsman have surged, with unresolved hazards common across ageing stock. That is why quick, enforceable deadlines now matter.

Who is covered?

This phase applies to social housing landlords in England—local authorities and housing associations. The hazard must:

• arise from a defect, disrepair or lack of maintenance the landlord is responsible for; and
• be in the landlord’s control to fix.
  Issues caused by tenant breach (e.g., blocking ventilation) sit outside Awaab’s Law, although landlords still have broader legal duties to keep homes safe.

The new timeframes at a glance

Situation	What landlords must do	Deadline
Potential emergency hazard (e.g., live electrics, dangerous damp/ mould)	Make safe / repair	Within 24 hours
Significant hazard (e.g., damp and mould with risk of harm)	Investigate	Within 10 working days
After investigation confirms significant hazard	Provide written summary	Within 3 working days
Safety work required	Begin steps within 5 working days; work physically started within 12 weeks if not sooner	As above
Home cannot be made safe quickly	Provide suitable temporary accommodation	Without delay

What if the landlord fails to meet the deadlines?

Courts can order the landlord to do the repairs, pay compensation and/or pay some or all of your legal costs. Tenants can also complain through internal procedures and the Housing Ombudsman.

Separately, local authorities may enforce under HHSRS; where both apply, landlords must meet whichever timeframe is shorter.

How to use Awaab’s Law to get your home fixed (step-by-step)

1. Report the hazard in writing (describe damp/mould, leaks, smells, visible spores, health effects). Add photos and dates.
2. Log the clock—note the date/time reported. The day of awareness is “day zero”.
3. Request the investigation (for significant hazards) or emergency attendance (for imminent risks).
4. Ask for the written findings within the statutory timeframe.
5. If deadlines are missed or the problem continues, contact National Claims. We’ll connect you with experienced solicitors to enforce repairs and seek compensation for your losses.

Tip: Keep GP records for respiratory symptoms. Medical evidence strengthens both the repair case and any injury claim. NHS guidance supports the link between damp/mould and respiratory harm.

Can you claim compensation for damp and mould harm?

Yes. If the landlord’s failures caused health problems (e.g., asthma exacerbation), property damage (ruined clothes/furniture), or inconvenience and distress, you may recover:

• General damages for pain, suffering and loss of amenity—valued with the Judicial College Guidelines (JCG), 17th ed., which rose about 22% versus the prior edition.
• Special damages for your financial losses—e.g., medication, replacement belongings, extra heating, travel, and lost earnings.

Indicative compensation (illustrative only)

Head of loss	Typical bracket / example
Respiratory: asthma – severe permanent, disabling	£36,700–£56,100 (guide)
Respiratory: chronic asthma	£22,400–£36,700 (guide)
Respiratory: mild permanent asthma-like symptoms	£9,000–£16,400 (guide)
Property damage	Receipts / evidence based
Distress/inconvenience	Case-specific, often combined with housing disrepair awards

General damages ranges reference the JCG-based public calculators and commentary; your award depends on medical evidence and impact.

What about the private rented sector?

Government has signalled plans to extend Awaab’s Law to private rentals through the Renters’ Rights Bill. For now, today’s enforceable deadlines apply in the social sector, with staged expansion of hazards through 2026–27. We track these developments and advise you on the best route to repairs and compensation.

Practical checklist for landlords (to stay compliant)

• Triage reports immediately and decide if the issue is emergency or significant.
• Investigate within 10 working days where significant risks are suspected.
• Document findings in writing and share them within 3 working days.
• Start remedial works within 5 working days (and no later than 12 weeks to physically start if delays are unavoidable).
• Offer temporary accommodation if you cannot make the home safe in time.
• Audit contractor capacity and update service-level agreements to meet the new law.

Experts recommend proactive damp and mould strategies—ventilation, insulation, leak prevention, and responsive repairs—to cut health risks and claims exposure. See the government’s clinical and technical guidance for landlords.

Real-world context and momentum

After intense scrutiny—and criticism of prior delays—Awaab’s Law is now moving into force. Tenants, ombudsmen and campaigners are watching compliance closely, and national media continues to spotlight enforcement and standards.

How National Claims helps (and why start now)

We gather evidence, obtain independent medical reports, and build a clear chronology against the statutory clock. We’ll connect you with solicitors who:

• Enforce repairs quickly using Awaab’s Law deadlines.
• Claim general and special damages for health and financial losses.
• Pursue interim payments where appropriate.

Start your claim today:

• Explore housing disrepair claims
• Learn how to claim for damp and mould
• Understand No Win, No Fee agreements

Customers pay up to 25% (incl. VAT) of the amount recovered towards solicitor costs and if you cancel outside your cooling off period, you may be charged a fee.

FAQs: Awaab’s Law (October 2025)

1. Is my case “significant” or an “emergency”?
Emergency hazards require action within 24 hours—think immediate risks to life or safety. Significant hazards include damp and mould with a meaningful risk of harm; these must be investigated within 10 working days with prompt safety works to follow.

2. What proof do I need for a health claim?
GP/hospital records, photos, a symptom diary, and any asthma medication history. Clinical guidance links damp/mould to respiratory problems.

3. What if my landlord blames condensation or my lifestyle?
Awaab’s Law focuses on landlord-controlled defects (e.g., poor ventilation, leaks, defective damp-proofing). If the hazard stems from the building or landlord’s responsibility, the deadlines still apply.

4. Can I be rehoused temporarily?
Yes—if your home can’t be made safe in time, the landlord must secure suitable alternative accommodation at their expense

5. Does this cover private rentals yet?
Not yet; however, government plans to consult on extending Awaab’s Law to the private rented sector.

Sources & further reading

• GOV.UK – Draft guidance: timeframes, scope and enforcement. GOV.UK
• GOV.UK – Press release confirming the 24-hour emergency duty and phased rollout. GOV.UK
• GOV.UK – Health risks of damp and mould (landlord guidance). GOV.UK

Ready to act?

Don’t wait while your claim window closes. Speak with National Claims today. We’ll connect you with experienced solicitors who understand your case and fight for the maximum compensation you deserve.