Housing Disrepair Solicitors

Awaab's Law applies to social housing in England. Emergency hazards must be investigated and made safe within 24 hours. Potential significant hazards must be investigated within 10 working days, after which separate deadlines apply to making the home safe, giving a written summary and progressing further work. Until 30 November 2026 the significant-hazard rules cover damp and mould.

From 30 November 2026 the same timeframes extend to further significant hazards in social housing, including excess cold and heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene hazards.

Awaab's Law currently applies to social housing in England. The Renters' Rights Act 2025 provides for future requirements in the private rented sector, and the Government is consulting on how they should work until 18 December 2026. No start date for private landlords has been set. Private tenants can still have repair rights under the Landlord and Tenant Act 1985.

An emergency hazard poses an imminent and significant risk of harm to an occupant's health or safety — a risk a reasonable landlord would make safe within 24 hours. Gas leaks, dangerous electrical faults, major leaks, heating failures or severe damp and mould may qualify depending on the actual risk and household circumstances; the label is not automatic.

A missed duty may support a complaint, enforcement or a legal claim, but compensation is not automatic. The available remedy depends on the tenancy, hazard, notice, landlord response, loss, evidence and applicable cause of action.

Compensation depends on the seriousness and duration of the conditions, the effect on the use of the home, proven financial loss and any medically supported injury. No percentage or amount is guaranteed.

A Category 1 hazard is an HHSRS assessment indicating a serious risk. It is not automatically the same as an emergency hazard under Awaab's Law; the applicable response depends on the statutory assessment and current implementation phase.

Key evidence includes dated photos or videos of the disrepair, copies of repair requests and correspondence with your landlord, medical records where health has been affected, receipts for damaged belongings, and records of any complaints to the landlord or Housing Ombudsman.

The Housing Ombudsman investigates complaints about social landlords in England. You can usually take an unresolved complaint to the Ombudsman after completing your landlord's complaints process. The Ombudsman generally cannot investigate matters that are the subject of court proceedings, so get advice before pursuing both routes.