Living with toxic mould, persistent damp, no heating, unsafe electrics, or contamination is more than an inconvenience. It can affect your health, your ability to work or study, and your day-to-day wellbeing. Under the framework commonly referred to as Awaab’s Law (introduced through the Social Housing Regulation Act 2023), social landlords face strict repair timeframes designed to protect tenants from prolonged exposure to serious hazards.
Specialist housing disrepair barristers and legal professionals use these deadlines, together with long-established repair obligations under Section 11 of the Landlord and Tenant Act 1985 and the Housing Disrepair Pre-Action Protocol, to push landlords to act fast, complete proper remedial works, and pay compensation where appropriate.
This guide explains how the deadlines work in practice, which hazards commonly form successful claims, and how you can build strong evidence to secure repairs and recover damages, often with No Win, No Fee funding and a free initial consultation.
What Awaab’s Law Is Designed to Achieve
Awaab’s Law is a tenant-protection approach within social housing regulation aimed at preventing tragedies linked to prolonged exposure to serious hazards such as damp and mould. In practical terms, it supports a clearer, time-bound expectation: when a tenant reports a serious issue, the landlord must respond quickly and effectively.
For tenants, the benefits are straightforward:
- Faster action on urgent hazards that can impact health and safety.
- Clear timeframes that reduce the “endless chasing” cycle.
- Stronger leverage when landlords delay, minimize, or repeatedly patch the same problem.
- A route to compensation where disrepair has affected health, belongings, or enjoyment of the home.
Importantly, Awaab’s Law timeframes do not replace the wider legal duties landlords already have. They strengthen the practical enforcement of those duties.
The Repair Deadlines: 24 Hours, 5 Days, and 14 Days
Under the Awaab’s Law framework described in social housing regulation, landlords are expected to meet strict deadlines for responding to hazards, particularly where there is a serious risk to health.
| Issue type | Expected timeframe | What this typically means in real life |
|---|---|---|
| Emergency hazards | 24 hours | Rapid action to make the situation safe (for example, emergency electrics, fire risks, severe leaks, or dangerous cold conditions). |
| Damp and mould hazards | 5 days | Prompt remedial works that address the problem, not just surface cleaning. May include ventilation fixes, leak repairs, or damp-proofing measures where needed. |
| Investigations | 14 days | A timely inspection and evidence-based diagnosis (for example, identifying penetrating damp sources, condensation drivers, or structural contributors). |
These timeframes matter because delays can worsen hazards quickly, especially for children, older people, and tenants with asthma or other respiratory conditions. When legal professionals get involved early, they can often accelerate landlord action by ensuring the right processes and expectations are applied from the start.
The Legal Foundations Barristers Use to Compel Repairs
1) Section 11 of the Landlord and Tenant Act 1985
Section 11 is a cornerstone of housing disrepair law in England and Wales. In broad terms, it requires landlords to keep in repair:
- The structure and exterior of the dwelling.
- Installations for water, gas, electricity and sanitation.
- Installations for space heating and heating water.
For many tenants, this is the legal “engine” behind claims involving leaking roofs, broken boilers, unsafe wiring, damp caused by building defects, and persistent water ingress.
2) The Housing Disrepair Pre-Action Protocol
The Housing Disrepair Pre-Action Protocol sets a formal process intended to encourage resolution without court proceedings. When used properly, it helps tenants by:
- Creating a clear paper trail of what was reported, when, and how the landlord responded.
- Setting structured expectations around inspection, disclosure of relevant records, and remedial proposals.
- Increasing the pressure on landlords to take action and settle meritorious claims efficiently.
Specialist barristers and housing disrepair teams follow the protocol to present the case clearly and persuasively, often prompting repairs and offers of settlement earlier than tenants might achieve alone.
Category 1 Hazards That Commonly Drive Successful Claims
Housing disrepair claims often focus on serious hazards that pose a high risk to health or safety. The following are frequently raised in social housing cases, especially when supported by consistent reporting and strong evidence.
Damp, mould, and excessive moisture
Common issues include persistent condensation, penetrating damp, and severe mould growth (including references to toxic black mould, often associated with the genus Stachybotrys in public discussion). These problems can be linked with:
- Respiratory symptoms (for example, worsened asthma and breathing difficulties).
- Skin irritation and flare-ups of existing conditions.
- General ill health, especially in vulnerable households.
Successful outcomes typically rely on showing the issue is persistent, materially affecting the home, and not being properly resolved by the landlord.
Excess cold (faulty heating or poor insulation)
When heating systems repeatedly fail, or where insulation is inadequate and the home becomes unreasonably cold, the risk can become urgent in winter months. Evidence that strengthens these claims may include:
- Repeated boiler breakdown reports and call-outs.
- Temperature logs and photos of thermostats or portable heaters used to cope.
- Proof of vulnerability (for example, older age, disability, or health conditions that increase cold-related risk).
Where the disrepair is established, outcomes can include replacement heating systems, insulation upgrades, and compensation for the impact on living conditions.
Electrical, fire, and structural safety risks
Claims in this category often involve hazards that require immediate attention, such as:
- Unsafe wiring and recurring electrical faults.
- Fire safety concerns (for example, defects that increase the risk of fire spread or impede safe escape).
- Structural instability or dangerous defects in the building fabric.
Because these issues can present acute danger, legal teams often seek swift action to make the property safe, alongside compensation where the tenant has been exposed to risk or disruption.
Contamination and waste (lead, sewage, wastewater leaks)
Contamination hazards can include:
- Lead concerns connected to water systems and pipework.
- Sewage exposure or wastewater leaks.
- Inadequate ventilation contributing to harmful indoor air quality.
These cases benefit from rapid documentation and medical input where symptoms or exposure concerns arise.
What Makes a Housing Disrepair Claim Strong (and Typically Successful)
While every case turns on its facts, many successful housing disrepair claims share a common feature: clear evidence that the tenant notified the landlord, the problem persisted, and the impact was real and measurable.
High-impact evidence checklist
- Documented complaint history (dates, reference numbers, copies of emails or letters).
- Photographs and videos showing spread over time (wide shots and close-ups).
- Repair call-out logs and missed appointment records.
- Medical evidence (GP notes, hospital letters, prescriptions, or symptom diaries where appropriate).
- Damage evidence (mould-affected furniture, clothing, bedding, or children’s items).
- Diary entries describing day-to-day impact (sleep disruption, unusable rooms, persistent odours, or inability to heat the home).
When these elements align, specialist housing disrepair barristers can present a compelling case for both urgent remedial works and fair compensation.
How the Process Typically Works (from Complaint to Repairs and Compensation)
Although each firm’s approach can vary, many claims broadly follow a predictable pathway designed to achieve fast practical results.
- Free initial consultation to assess the disrepair, the timeline, and whether the landlord has been given notice.
- Evidence gathering, including photos, repair logs, medical information where relevant, and a schedule of issues in the property.
- Pre-Action Protocol steps to notify the landlord formally and seek proposals for inspection and works.
- Inspection and expert input where needed to identify the root cause (for example, whether damp is due to leaks, building defects, or ventilation failures).
- Pressure for compliance with Awaab’s Law timeframes (especially for emergency hazards and serious damp and mould).
- Settlement and enforcement, often resulting in a timetable of repairs, monitoring, and compensation for the impact suffered.
For many tenants, the most immediate win is not only the compensation, but the return of a safe, warm, dry home and the confidence that the landlord must take their reports seriously.
No Win, No Fee: Making Enforcement Accessible
Many housing disrepair firms offer No Win, No Fee funding through a Conditional Fee Agreement. In simple terms, this can reduce financial risk because legal fees are typically payable only if the claim succeeds.
Combined with a free initial consultation, this structure can make it easier for tenants to:
- Get early advice on whether their case is suitable.
- Understand what evidence will make the claim stronger.
- Move quickly to enforce repairs without paying upfront legal fees.
If you are offered a Conditional Fee Agreement, it’s sensible to ask the firm to explain clearly (in writing) how costs, success fees (if applicable), and any insurance arrangements work, so you understand the funding from day one.
What Compensation Can Cover in Housing Disrepair Cases
Compensation in housing disrepair claims can vary depending on severity, duration, and impact. Claims commonly seek damages related to:
- Loss of amenity (the reduced ability to use and enjoy your home normally).
- Health impact (where supported by appropriate medical evidence and a clear link to the living conditions).
- Damage to belongings (for example, mould-damaged furniture, clothing, or bedding).
- Out-of-pocket expenses (where evidenced), such as additional heating costs in severe cold conditions.
A well-prepared case focuses on connecting the disrepair to real consequences, supported by records that stand up to scrutiny.
Positive Outcomes: What “Success” Looks Like in Real Cases
Successful housing disrepair action is often measured by how quickly living conditions improve. Below are examples of outcomes that reflect what tenants commonly achieve when evidence is strong and the legal process is used effectively.
Example outcome: severe mould resolved quickly after formal action
A household reported widespread black mould affecting bedrooms and a bathroom over an extended period, with repeated reports that did not lead to a lasting fix. After the claim progressed under the Housing Disrepair Pre-Action Protocol, the landlord completed remedial works on an accelerated timetable and agreed a compensation settlement. Key evidence included a documented complaint history, photos of mould spread, and medical information relating to respiratory symptoms.
Example outcome: heating replaced and insulation improved
An older tenant experienced repeated boiler failures across multiple winters, with emergency call-outs that did not result in a permanent solution. After the case was escalated with reference to strict repair expectations under Awaab’s Law and the landlord’s duties under Section 11, the landlord installed a replacement boiler system and improved insulation, alongside compensation. Evidence included call-out records, notes of vulnerability, and logs showing poor thermal comfort.
These outcomes highlight a practical truth: when you combine clear evidence with the right legal framework, landlords are far more likely to deliver the repairs that should have been completed in the first place.
How to Start Building Your Case Today (Even Before You Speak to a Lawyer)
If you suspect you may need to enforce repairs, taking a few structured steps can dramatically strengthen your position:
- Report disrepair in writing (email is fine) and keep copies.
- Ask for reference numbers for every report and call-out.
- Photograph issues regularly to show progression over time.
- Keep a simple timeline of events: reports made, visits attended, works promised, works missed.
- Seek medical advice if symptoms develop or worsen, and keep records.
When you then access a free initial consultation, you can provide a clear, credible picture of what is happening and how long it has persisted, which helps legal professionals move faster.
Key Takeaway: Fast Deadlines + Strong Evidence = Real Results
Awaab’s Law strengthens the expectation that social landlords must respond rapidly to serious hazards, including emergency risks within 24 hours, damp and mould remediation within five days, and investigations within 14 days. When these timeframes are enforced alongside Section 11 repair duties and the Housing Disrepair Pre-Action Protocol, tenants can achieve what matters most: safe living conditions, completed repairs, and fair compensation.
If you are dealing with persistent mould, damp, cold, safety risks, or contamination, a specialist housing disrepair barrister can help you use the law as it was intended: to make your home healthy, secure, and fit to live in, and to pursue awaabs law compensation claims.
