Updated 24 October 2026 · First published 6 February 2025
In February 2025, Shelter criticised the planned timetable for Awaab’s Law, arguing that tenants in social housing would wait too long for stronger repair deadlines. Since then, the first phase has taken effect. The current position is more useful than repeating that original dispute without an update—and it is important not to confuse social housing rules with proposals for private renting.
Awaab’s Law applies to registered providers of social housing in England. Since 27 October 2025, the rules cover all emergency hazards and significant damp and mould hazards. For a potential significant hazard, the landlord must investigate within 10 working days. If it is confirmed, relevant safety work must normally be completed within 5 working days after the investigation concludes, and the tenant must usually receive a written summary within 3 working days. Emergency hazards have a faster process: investigation and necessary work to make the home safe must happen as soon as reasonably practicable and within 24 hours. If the property cannot be made safe in time, the social landlord must arrange suitable alternative accommodation under the rules.
The law is being phased in. The government’s current timetable says Phase 2 is planned for 30 November 2026, subject to Parliamentary approval. It would add specified hazards including excess cold and heat, falls, electrical and fire risks, hygiene, and structural collapse. Phase 3 is planned for 2027 and covers further hazard types. These dates and scopes should be checked against the latest legislation and guidance before relying on them; the 2026 change is not yet in force on the date of this update.
Private landlords should not assume that the social-housing deadlines already apply to them. Awaab’s Law does not currently impose those same fixed timeframes on ordinary private rented homes. Private landlords still have existing legal duties concerning repairs, fitness and safety. On 9 October 2026, the government opened a consultation on how to extend Awaab’s Law to private tenancies and some licences. The consultation runs to 18 December 2026. It seeks views on the design and implementation of future regulations; it is not itself a new repair timetable in force.
For a tenant reporting damp, mould or another hazard, make a clear written report, include dates and photographs where safe, and keep copies of replies. Social tenants can use their landlord’s complaint route and seek support from the Housing Ombudsman or an advice service if the response is inadequate. Private tenants should follow their existing repair and complaint routes and check current guidance for their tenancy. The rules are detailed and fact-specific, so this overview is not legal advice.