Awaab's Law changed how landlords must respond to serious health hazards, especially persistent mould and damp. If you rent in England and face mould, leaks or unsafe heating, the landlord has clear duties to investigate and repair quickly. This guide explains what landlords must do, practical steps tenants can take to report problems, which official forms to use, and how to escalate if repairs are delayed. It shows realistic examples of timescales, what evidence to collect, and how the First-tier Tribunal (Property Chamber) can help resolve disputes. The language is plain and aimed at renters and tenants who need straightforward, actionable advice about repairs, safety and legal rights in rented homes.
What Awaab's Law requires for landlords
Awaab's Law aims to make landlords act quickly on serious health hazards such as mould and damp. In England landlords must investigate and carry out repairs promptly to remove hazards; these duties sit alongside established housing law such as the Housing Act 1988 and the Rent Act 1977.[1][2] If an issue cannot be resolved, the First-tier Tribunal (Property Chamber) is the formal route for many tenancy disputes.[3]
What landlords should do and expected timescales
- Investigate reported hazards quickly and set a clear deadline for repairs where possible.
- Carry out urgent repairs (urgent heating, major leaks, dangerous mould) without unnecessary delay.
- Keep tenants informed of diagnosis, remedial plans and any interim measures to make the home safe.
Actions tenants should take
- Report the problem in writing to your landlord or managing agent and keep a copy of the message.
- Take dated photos and keep a log of symptoms, repairs visits and communications as evidence.
- If you have no response, contact your local council's environmental health team to report a hazard.
- For social housing you can complain to the Housing Ombudsman if your landlord's internal process does not resolve the issue.
Official forms and how to use them
- Claim Form N1 (court claim form) — used if a landlord starts court proceedings; tenants should read any N1 they receive, respond within the stated timescale and consider a defended hearing or a counterclaim for disrepair as appropriate.[4]
- Housing Ombudsman complaint process — social housing tenants can use the Ombudsman after exhausting the landlord's complaints procedure; for example, if repeated mould reports are ignored after internal escalation.[5]
- First-tier Tribunal (Property Chamber) information — explains how the tribunal can consider certain tenancy disputes and remedies for unresolved repair issues.[3]
FAQ
- What counts as a serious hazard under Awaab's Law?
- Serious hazards include persistent mould linked to damp, major leaks, unsafe heating or other conditions that risk health; landlords are expected to treat these as urgent.
- How quickly must a landlord respond to a mould complaint?
- There is no single statutory minute-by-minute rule, but landlords must act promptly and reasonably; timescales depend on severity and evidence, and unresolved delays can be taken to the tribunal or regulator.
- Can I withhold rent if repairs are not done?
- Withholding rent can be risky; tenants should get advice before taking that step. Instead, document the issue, use formal complaint routes, and consider applying to the tribunal or seeking a court remedy.
How-To
- Write to your landlord describing the problem, date it, and ask for a written timescale for repair.
- Collect evidence: photos, videos, medical notes if relevant, and a record of communications.
- If repairs are delayed, set a reasonable deadline in writing and say you will escalate to council, Ombudsman or tribunal if not fixed.
- Contact your local council environmental health team and, for social housing, use the Housing Ombudsman after internal complaints are exhausted.
- As a last step, consider a formal application to the First-tier Tribunal (Property Chamber) or court; keep all evidence and dates ready.
Key Takeaways
- Landlords in England must act quickly on serious hazards such as mould and damp.
- Keep clear dated records, photos and written reports to support any complaint or tribunal case.
- Use official routes: local council, Housing Ombudsman, and the First-tier Tribunal when needed.
