Ensuring everyone has a safe, dry, and healthy place to live is a top priority. As we move into 2026, a major piece of legislation called Awaab’s Law is expanding and moving into Phase 2 of its implementation, giving tenants more rights and making sure landlords act quickly when things go wrong.
Whether you are a social housing tenant or renting privately, here is everything you need to know about the new protections in effect this year.
What is Awaab’s Law?
Named in memory of Awaab Ishak, the law was created to ensure no tenant has to live in conditions that threaten their health. It forces landlords to follow strict timelines to investigate and fix hazards. While it started with a focus on damp and mould, 2026 marks a big expansion to cover almost any serious issue in your home.
The 2026 Expansion: More Than Just Mould
As of this year, the law now covers a much wider range of safety issues. Your landlord is now legally required to meet the same strict deadlines for:
- Temperature Control: Excessively cold or hot homes due to poor insulation or broken heaters.
- Home Safety: Risks of falls on stairs or uneven flooring, and structural issues.
- Hygiene & Pests: Serious issues with drainage, sanitation, or infestations like rats and mice.
- Fire & Electricity: Faulty wiring or fire safety risks.
The "Clock" is Ticking for Landlords
The most important part of Awaab’s Law is the strict timeline landlords must follow once you report a problem:
- Emergency Repairs (24 Hours): If a hazard is an immediate danger to your life or safety, the landlord must attend and make it safe within 24 hours.
- Investigation (10 Days): For other "significant" hazards, the landlord must investigate the problem within 10 working days.
- The Plan (3 Days): After the investigation, they must give you a written summary of what they found and what they plan to do within 3 working days.
- Fixing the Problem (5 Days): Actual repair work must start within 5 working days of the investigation finishing.
What if they can't fix it fast enough? If the hazard is so bad that the home is unsafe and they can't fix it immediately, the landlord must offer you suitable alternative accommodation at no extra cost to you.
Coming Soon: New Rights for Private Renters
For the first time, these protections are moving beyond social housing. Thanks to the Renters’ Rights Act, Awaab’s Law is being rolled out to private tenancies throughout 2026. This means private landlords will soon be held to the same high standards and fast response times as councils and housing associations.
At Box Legal, we consider Housing Disrepair to be an extremely serious issue. We have a number of panel firms that cover these cases, and we have worked with them and with experts to fully understand the case and the needs of the client. To find out more about our ATE policies for Housing Disrepair claims for social housing, contact us.
