Awaab’s Law Complaint — 2026 Tenant’s Guide

In short: Awaab’s Law is the statutory response to damp and mould in social housing, imposing binding investigation and repair deadlines on registered providers — housing associations, council landlords and ALMOs — so a tenant no longer has to prove the cause of mould before the landlord acts. A breach is escalated through the landlord’s formal complaints process, then the Housing Ombudsman, and can run alongside a disrepair claim. eLitigant’s engine, Chris, drafts your Awaab’s Law complaint, Ombudsman complaint and parallel disrepair documents — or checks the draft you’ve written — working only from your own documents.

Awaab Ishak died aged two from prolonged exposure to mould in a social housing flat in Rochdale. The landlord had been notified repeatedly. Nothing was done. Awaab’s Law is the statutory response — binding deadlines, investigative duties, and the principle that no tenant should have to prove the mould’s cause before the landlord acts.

Who Awaab’s Law applies to

Registered providers of social housing — housing associations, local authority landlords, arm’s-length management organisations. Private rental disrepair is governed by the common-law and statutory disrepair framework, which Chris also drafts.

The statutory framework

• Social Housing (Regulation) Act 2023 — empowers the Secretary of State to impose statutory timescales
• Regulations made under the Act — the binding deadlines
• Parallel Housing Ombudsman Complaint Handling Code — landlord complaints framework

The deadlines (published schedule)

• Report received → 14-day investigation obligation
• Emergency hazards → make-safe within 24 hours
• Damp and mould → defined investigation and repair windows — see current statutory instrument
• Follow-up obligation → landlord must keep tenant informed at each stage

What to do if your landlord breaches Awaab’s Law

1. Document everything

Every report with date. Every response (or absence). Photographs dated. Medical evidence. The deadlines missed.

2. Escalate to the landlord’s formal complaints process

Stage 1 (10 working days response). Stage 2 (20 working days). Insist on written responses at each stage.

3. Escalate to the Housing Ombudsman

After exhausting internal complaints (or after 8 weeks without resolution). Cite the Complaint Handling Code, the Awaab’s Law breach, and the Spotlight on damp and mould report. See the Housing Ombudsman guide.

4. Consider a disrepair claim

Parallel track. Awaab’s Law breach strengthens the disrepair claim. The Pre-Action Protocol applies. Chris drafts both tracks in parallel.

The Ombudsman’s stance

Housing Ombudsman findings routinely treat Awaab’s Law breaches as severe maladministration. Compensation orders, repair orders, and policy review orders have flowed.

Vulnerable tenants

Children, elderly, respiratory illness, compromised immunity — landlords have heightened duties. Document the vulnerability alongside the disrepair. The Ombudsman and court weigh this heavily.

Can Chris draft the Awaab’s Law complaint and parallel disrepair claim?

Yes. Upload correspondence, medical evidence, photographs, landlord responses, council reports. Chris drafts:

• Stage 1 and Stage 2 complaints mapped to Awaab’s Law and the Complaint Handling Code
• Housing Ombudsman complaint with Spotlight and Awaab’s Law citations
• Pre-action disrepair letter of claim
• Particulars of Claim if proceedings become necessary

Prepare to win. Plan not to fail.

Awaab’s Law exists because enough tenants did not win in time. The standard now is clear. Chris drafts to that standard.

Frequently asked questions

Who does Awaab’s Law apply to?

Registered providers of social housing — housing associations, local authority landlords and arm’s-length management organisations (ALMOs). Private rental disrepair is governed by the common-law and statutory disrepair framework instead, which Chris also drafts.

What deadlines does Awaab’s Law set?

The published schedule includes a 14-day investigation obligation once a report is received, a make-safe duty for emergency hazards within 24 hours, defined investigation and repair windows for damp and mould, and a follow-up obligation to keep the tenant informed at each stage. Always check the current statutory instrument for the figures that apply to your situation.

What should I do if my landlord breaches Awaab’s Law?

Document everything with dates — reports, responses or their absence, dated photographs and medical evidence. Escalate through the landlord’s formal complaints process (Stage 1, then Stage 2), insisting on written responses, then escalate to the Housing Ombudsman. You can also consider a parallel disrepair claim.

When can I go to the Housing Ombudsman?

After exhausting the landlord’s internal complaints process, or after the period without resolution stated in the Complaint Handling Code. Your complaint can cite the Code, the Awaab’s Law breach and the Spotlight on damp and mould report.

Can I bring a disrepair claim as well?

Yes — it is a parallel track, and an Awaab’s Law breach strengthens the disrepair claim. The Pre-Action Protocol applies. Chris can draft both tracks in parallel, including a pre-action letter of claim and Particulars of Claim if proceedings become necessary.

Does it matter if the tenant is vulnerable?

Yes. Where children, elderly people, or those with respiratory illness or compromised immunity are affected, landlords have heightened duties. Document the vulnerability alongside the disrepair — the Ombudsman and the court weigh this heavily.

Related guides: Housing disrepair claim guide · Housing Ombudsman complaint guide · Form N244 application notice guide · All civil court forms