Awaab’s Law
Awaab’s Law came into effect on 27 October 2025. This page shares our latest casework and learning on complaints about housing hazards related to the new law.
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What is Awaab's Law?
Awaab's Law is a new law that came into force on 27 October 2025. This legislation requires social landlords to fix reported damp, mould and emergency repairs within strict timeframes.
The law will focus first on damp and mould before covering further housing hazards from 2026.
The Government has published guidance to help landlords understand these new requirements.
Awaab’s Law guidance for social landlords on GOV.UK
Ahead of the introduction of this law we have published a series of reports on complaints about hazardous living conditions. This is to help landlords prepare for the legislation and prevent future complaints.
These reports cover:
- challenges faced by residents and landlords
- key learning points
This page provides resources and guidance on housing hazards covered by Awaab's Law. We will continue to share updates and learning from our casework.
Guidance
Landlord expectations
Use this guide to understand what’s expected when handling reports of issues relating to Awaab's Law.
It gives clear steps to manage cases effectively and meet the standards set out in the Complaint Handling Code.
Resident support guide
Use this guide to make the complaints process easier and clearer.
It will help you understand your rights, know what steps to take, and get practical advice on Awaab's Law.
Guidance on complaints involving hazards
Find out how we'll investigate complaints involving hazards, including Awaab's Law.
You'll find information about our role and the information we look for when investigating.
Government guidance on Awaab's Law
The government has published guidance on Awaab's Law for landlords.
This information will help you understand the new requirements of Awaab's Law. It highlights the timeframes for repairs in the social rented sector.
Key topics pages related to Awaab’s Law
Our key topics pages highlight important trends and learning from our casework. They provide guidance for both landlords and residents. This includes practical actions for improvement and clear routes to access information.
Damp and mould
Damp and mould makes up 50% of our cases and can cause serious health risks.
Find guidance, case studies and training for landlords from our casework on our key topics page.
Repairs
Repairs are the most complained about topic in our casework. When disrepair is not handled well, it can harm residents' daily lives.
Our key topics page shares guides, case studies, reports and recommendation on this topic.
Knowledge and Information Management (KIM)
Effective knowledge and information management allows landlords to make informed decisions using data about residents, properties, and maintenance.
Discover guidance, spotlight reports, and training options to help you understand this key topic.
Noise complaints
Noise affects many people's peace at home. It can cause stress and harm health. It can be a difficult issue for landlords to resolve.
Explore our guidance, spotlight reports, and training options for landlords to help you navigate through this key topic.
Temporary moves
When homes need big repairs, residents sometimes need to move out. This is called a "decant" in social housing.
Our key topic page shares the latest learning on this topic and shares recommendations for landlords.
Pest infestation
Pest issues can cause stress for residents and can be hard for landlords to fix quickly.
Discover guidance, case studies and learning from our reports to help you understand this key topic.
Reports
Spotlight report on repairs and maintenance
This Spotlight report reveals a 474% increase in repair complaints. Exploring the critical role trust plays in effective repairs and maintenance.
It shows the need for stronger relationships between residents, landlords, and contractors.
Spotlight report on knowledge and information management
Discover how improved knowledge and information management can transform complaint handling.
The report highlights how weaknesses in landlords' data systems can impact complaints. Our follow-up report reveals that 89% of landlords who used our recommendations experienced positive service improvements.
Learning from severe maladministration
Explore a collection of reports that reveal the most serious failings we see in landlord services. These reports highlight recurring issues relating to Awaab's Law such as building safety, damp and mould, and hazards.
Use this collection to learn from real cases, understand what went wrong, and apply practical lessons to improve your own services. Browse the full set of reports to find the topics most relevant to you.
Podcasts
Repairs and preparing for Awaab's Law
Join us for a conversation with Eastlight Community Homes.
In this episode, they discuss their repairs approach, Awaab's Law preparations, and experience contributing to our Spotlight report on repairs.
Landlord training
The Centre for Learning has a range of courses and microlearning available to landlords via the Learning Hub. Simply log in to access the training.
Bitesize learning on emergency repairs
Explore our new bite-size videos for landlords on emergency repairs.
These 2-minute videos share learning from our May 2025 severe maladministration report.
You'll find videos on:
- triaging repair reports
- delayed responses to emergency repairs
- prioritising household circumstances
Log in to the Learning Hub and use our short videos to prepare for Awaab's Law. From 27 October 2025, landlords must fix emergency repairs in set times.
Bitesize learning on damp and mould
Explore our short videos for landlords on damp and mould.
These 2-minute videos share learning from our October 2025 severe maladministration report.
You'll find videos on:
- assessing risk
- access issues
- putting things right
- untimely and poor inspections
- delayed works
Landlord Learning Hub
Your free training platform from the Centre for Learning
The Learning Hub gives you easy access to expert training designed for member landlords.
Create your account today and start using a wide range of resources to strengthen your complaint handling and meet the Code’s requirements.
Resident information
Resident support guides
Use this collection of support guides to make the complaints process easier and clearer.
They will help you understand your rights, know what steps to take, and get practical advice on all aspects of complaints.
These resources will give you the confidence to raise issues and get them resolved.
When to get help from us
Not sure when to contact the Housing Ombudsman?
This page explains the right time to get help. It shows what steps you need to take first, what we can and cannot look at, and how we can support you if your landlord has not resolved your complaint.
Use it to understand your options and make sure your complaint reaches the right place.