Living with damp, mould, unreliable heating, or unsafe electrics is not just inconvenient. It can put your health at risk and make your home feel unliveable. Awaab’s Law (introduced through the Social Housing Regulation Act 2023 and implemented through new social housing repair requirements) is designed to change that by placing clear, time-bound duties on social landlords to investigate and fix serious hazards.
Specialist housing disrepair barristers use the legal tools available (including the Housing Disrepair Pre-Action Protocol and Landlord and Tenant Act 1985 Section 11) to push landlords to act within the new statutory timeframes. When used properly, this approach can lead to faster repairs, formal accountability, and compensation for the impact you have endured.
What Awaab’s Law means for social housing tenants
Awaab’s Law is widely associated with setting clearer expectations for prompt action on dangerous conditions, particularly damp and mould. The aim is straightforward: reduce prolonged exposure to hazards by requiring landlords to respond within strict deadlines, backed by legal consequences for inaction.
While individual cases vary, the core benefit is that tenants are no longer expected to tolerate months (or years) of unresolved hazards after repeated complaints. When deadlines are missed, legal enforcement becomes a powerful lever.
The key repair deadlines (and why they matter)
Under the new social housing repair requirements associated with Awaab’s Law, landlords are expected to meet defined response times for specified hazard types. In practice, these deadlines can be used to demand urgent attendance, formal investigations, and completed remedial works.
| Scenario | Required action | Deadline | Why it matters |
|---|---|---|---|
| Emergency hazards | Take emergency action | 24 hours | Reduces immediate risk of harm (for example, dangerous electrics, severe cold, or other urgent hazards). |
| Damp and mould hazards | Carry out repairs (particularly for serious hazards such as Category 1 damp and mould) | 5 days | Limits ongoing exposure that can worsen respiratory illness and other health conditions. |
| Investigations | Investigate and assess the problem | 14 days | Stops issues being endlessly “logged” without diagnosis of the underlying cause. |
How barristers enforce repairs and compensation (without upfront legal fees)
Housing disrepair claims are not just about money. For many tenants, the primary goal is to force repairs to be completed properly and quickly, so the home becomes safe and comfortable again. A well-run claim can achieve both outcomes: repairs and compensation.
The legal foundations used in housing disrepair claims
- Landlord and Tenant Act 1985 Section 11: requires landlords to keep the structure and exterior in repair, and to maintain installations for water, gas, electricity, sanitation, space heating, and heating water.
- Housing Disrepair Pre-Action Protocol: sets out an established process for notifying the landlord, exchanging evidence, obtaining inspection where appropriate, and attempting resolution before court proceedings.
- Social Housing Regulation Act 2023 (Awaab’s Law): provides the regulatory framework for stricter response times for serious hazards, strengthening the practical leverage tenants have when landlords delay.
What “No Win, No Fee” typically means for tenants
Many housing disrepair teams offer a Conditional Fee Agreement, commonly known as No Win, No Fee. The core promise is simple: if the case does not succeed, you generally do not pay legal fees for the work done under the agreement. This lowers the financial barrier to enforcing your rights.
Combined with a free initial consultation, this structure makes it easier to get early legal clarity on:
- Whether the issues likely fall within disrepair and hazard rules.
- How the Awaab’s Law deadlines may apply to your circumstances.
- What evidence will strengthen your position.
- What outcomes are realistic, including repairs, rehousing options (in some situations), and compensation.
Prescribed hazards commonly covered: what qualifies and why it’s taken seriously
Awaab’s Law focuses attention on serious hazards that can directly affect health and safety. In housing disrepair cases, the strongest claims often involve hazards with clear risks and clear evidence.
1) Category 1 damp and mould (including toxic black mould)
Damp and mould problems are not all the same, and successful claims often focus on identifying the source and impact. Common patterns include:
- Persistent condensation (often linked to inadequate ventilation, poor insulation, or heating issues).
- Penetrating damp (for example, water ingress from external walls, roofs, or defective pointing).
- Toxic black mould (often discussed in relation to Stachybotrys), which can be associated with significant health impacts when conditions allow it to spread.
Benefits of early legal action in damp and mould cases include quicker inspections, clearer repair schedules, and stronger pressure on landlords to address root causes (not only cosmetic repainting).
2) Phase 2 “excess cold” (faulty boilers, inadequate insulation)
Excess cold can be a serious hazard, especially for older tenants, children, and people with respiratory conditions. Issues commonly include:
- Faulty boiler systems and repeated breakdowns without a permanent fix.
- Inadequate insulation, leading to persistently low indoor temperatures.
- Heating systems that do not maintain safe and comfortable living conditions, even when used as intended.
Enforcing timely repairs can help restore consistent heating and hot water, reduce the risk of illness, and prevent escalating costs from temporary fixes and repeated call-outs.
3) Fire and electrical risks
Safety hazards require urgency. Examples that may support a housing disrepair claim include:
- Electrical faults such as unsafe wiring, repeated tripping, or damaged fixtures.
- Fire safety non-compliance where conditions create unreasonable risk to occupants.
- Carbon monoxide risk linked to faulty combustion appliances or inadequate safety measures.
Where emergency hazards exist, the 24-hour expectation for urgent action can be a critical tool for tenants seeking immediate protection.
4) Contamination and waste (lead, sewage, wastewater leaks)
Contamination hazards can be distressing, unhygienic, and dangerous. Claims may involve:
- Lead concerns (for example, in older pipework), where exposure risk needs to be addressed appropriately.
- Sewage or wastewater leaks and persistent dampness associated with plumbing failures.
- Poor ventilation contributing to unsafe indoor air quality.
Strong legal case handling can help move matters from repeated complaints to a defined plan of works, with accountability and clear timescales.
The health impacts that strengthen housing disrepair claims
Housing disrepair is often most persuasive when the impact on day-to-day living and health is clear. Common health impacts linked to the hazards above include:
- Respiratory illness and worsening symptoms associated with damp and mould exposure.
- Asthma attacks and breathing difficulties, especially in children and vulnerable adults.
- Skin conditions that can flare in damp environments.
- Hypothermia risk and cold-related illness where heating is unreliable or insulation is inadequate.
- Carbon monoxide risk and other serious dangers where heating or electrical systems are defective.
Factual, well-organised medical evidence can help show that the disrepair was not merely inconvenient, but harmful.
Evidence that helps you win: a practical checklist
Successful housing disrepair claims are built on credible, time-stamped evidence. If you are preparing for a free consultation, gathering the following can make the assessment faster and stronger.
Core evidence that supports a claim
- Documented complaint history: emails, letters, repair reports, reference numbers, complaint responses, and dates.
- Photographs and videos: clear images of mould growth, damp patches, leaks, damaged plaster, broken heating systems, or unsafe electrics.
- Medical records: GP notes, hospital visits, prescriptions, and any links noted between symptoms and housing conditions.
- Emergency call-out records: boiler breakdown call-outs, electrician visits, temporary heaters provided, or other urgent interventions.
- Temperature logs: screenshots from thermostats, written logs, or device readings showing consistently low indoor temperatures.
How to present your evidence for rapid case handling
- Keep a simple timeline: problem noticed, first report, follow-ups, visits, what was (not) fixed.
- Match photos to dates and rooms (for example, “Bedroom 1, external wall, 12 Jan”).
- Save all landlord responses, even if they are brief or dismissive.
- Record how the issue affects daily life (sleeping arrangements, inability to use rooms, extra heating costs), as this can support compensation.
What the Housing Disrepair Pre-Action Protocol can achieve
The Housing Disrepair Pre-Action Protocol is designed to encourage resolution before court, but it is also a structured way to show the landlord you are serious, organised, and prepared to enforce your rights.
When handled by specialists, the protocol can help deliver:
- Clear written notice of the problems and the remedy required.
- Evidence-led negotiations and a defined repair schedule.
- Formal escalation if deadlines and commitments are not met.
- Compensation discussions reflecting the severity, duration, and impact of the disrepair.
Crucially, it can convert repeated complaints into an enforceable process with consequences for delay.
Positive outcomes: what tenants can realistically expect
Every claim depends on the facts, but tenants typically pursue a combination of practical and financial outcomes. In well-prepared cases, common results include:
- Repairs completed to address the underlying cause (not only surface-level fixes).
- Faster progress once legal deadlines and protocol steps are triggered.
- Compensation for pain, suffering, and loss of amenity, as well as measurable impacts in appropriate cases.
- Reduced stress from having a dedicated case handler and a structured plan.
Illustrative success stories (typical patterns in strong claims)
While individual outcomes vary, the following examples reflect common fact patterns where legal action can drive faster resolution:
- Severe mould affecting a family home: repeated reports over an extended period, clear photographic evidence, and medical notes indicating respiratory symptoms. After formal pre-action steps, landlords may complete substantial works within weeks and agree compensation reflecting the disruption.
- Recurring heating failure for a vulnerable tenant: multiple winters of unreliable heating, a paper trail of emergency call-outs, and temperature logs showing unacceptably cold conditions. With specialist intervention referencing Awaab’s Law timescales, landlords may replace boilers and undertake insulation improvements, alongside compensation.
Why specialist barristers add value in Awaab’s Law disrepair claims
Housing disrepair law is technical, and landlords often rely on delay, partial repairs, or disputed responsibility. A specialist team can strengthen your position by:
- Identifying the correct legal route (disrepair obligations under Section 11, hazard enforcement, and protocol strategy).
- Using the Awaab’s Law deadlines to demand urgency and accountability.
- Building a coherent evidence pack that supports both repairs and compensation.
- Handling communication so you are not forced into endless back-and-forth with the landlord.
For tenants, the key benefit is momentum: a clear plan, a clear timetable, and a professional advocate pushing for results.
How to start: free consultation, fast response, and No Win, No Fee
If you are dealing with damp and mould, excess cold, dangerous electrics, fire risks, or contamination issues, early advice can make a major difference. A free initial consultation typically focuses on the key questions that decide whether your case can move quickly:
- What hazards are present, and how severe are they?
- When did you first report the problem, and what happened next?
- What evidence do you already have (and what is missing)?
- Which statutory deadlines may apply (24 hours, 5 days, or 14 days)?
- What outcomes matter most to you (urgent repairs, long-term fixes, compensation)?
With No Win, No Fee funding available through conditional fee arrangements, tenants can often pursue enforcement with no upfront legal fees, making it easier to hold landlords to the standards Awaab’s Law was designed to deliver.
Bottom line: Awaab’s Law supports faster repairs, and specialist enforcement helps make it real
Awaab’s Law (awaabs) and the related social housing repair deadlines help shift the balance toward safer, healthier homes. When landlords miss deadlines or fail to fix serious hazards properly, specialist housing disrepair barristers can use the Housing Disrepair Pre-Action Protocol and Landlord and Tenant Act 1985 Section 11 to compel action and pursue compensation.
If your home has ongoing hazards and your complaints are not being resolved, a rapid, evidence-led legal approach can be the turning point from repeated promises to completed repairs.
