How Awaab's Law gives you faster repairs in social housing
Key points
- From 30 November 2026, your social landlord must investigate and fix 7 more types of dangerous hazard — including electrical faults, excess cold, and fire risks — within strict time limits.
- Emergency hazards must be investigated and made safe within 24 hours of you reporting them to your landlord.
- If your landlord misses their deadline, you can complain free of charge to the Housing Ombudsman, who can order them to put things right.
From 30 November 2026, Awaab's Law in England is being extended. It will cover 7 more types of dangerous problem in social housing. That means your council or housing association has to act much faster when you report a hazard.
What Awaab's Law already does
Awaab's Law started on 27 October 2025. It sets strict deadlines for social landlords — council homes and housing association properties — to investigate and fix damp, mould, and emergency hazards.
The rules are:
- Emergency hazards — something that puts you in immediate danger, such as dangerous electrical faults or a major gas leak — must be investigated and made safe within 24 hours of you telling your landlord.
- Significant hazards — serious risks to your health that are not immediate emergencies — must be investigated within 10 working days. Your landlord must then start repair work within 5 working days of the investigation finishing.
What changes from 30 November 2026
The government laid new regulations in Parliament on 13 July 2026. From 30 November 2026, the same strict time limits apply to 7 more types of hazard:
- Electrical faults
- Risks of falling — for example, unsafe stairs or broken handrails
- Structural defects
- Excess cold or excess heat
- Fire risks
- Hygiene hazards, including pest infestations
If any of these problems is an emergency, your landlord still has to make it safe within 24 hours.
How to report a problem
Tell your landlord in writing as soon as you spot a problem. Send an email or a letter rather than just phoning — that gives you a record with a date on it.
Take photos with the date visible. Keep copies of everything you send and receive.
Once your landlord gets your report, the clock starts. They must respond and investigate within the time limits above.
Search for your next property on DSSmove →If your landlord does not act
If your landlord misses a deadline or ignores your report, make a formal complaint using their complaints process. Your landlord cannot treat you unfairly for complaining.
If you are not satisfied with their response, take your complaint to the Housing Ombudsman. The service is free, independent, and available to all social housing tenants in England. They can investigate and order your landlord to put things right.
Citizens Advice can also give you free, impartial advice if you are unsure what steps to take.
Keep a record of everything
The strongest position you can be in is to have everything in writing. Report the problem in writing, photograph it, and note every response you get. If you ever need to escalate, that paper trail shows exactly when you reported the problem and how your landlord responded.
Frequently asked questions
What do I do if my social landlord ignores my repair report?
Put your request in writing and use your landlord's formal complaints process — if they still do not act, contact the free Housing Ombudsman at housingombudsman.org.uk or call 0300 111 3000, or get free advice from Citizens Advice.
Does Awaab's Law apply in Scotland, Wales and Northern Ireland?
No — Awaab's Law applies to social housing in England only. Scotland, Wales and Northern Ireland have their own rules on housing repairs; contact your local Citizens Advice for advice on the rules where you live.
Official source: https://www.gov.uk/government/publications/awaabs-law-guidance-for-tenants-in-social-housing/awaabs-law-guidance-for-tenants-in-social-housing