What are my rights under Awaab's Law as a tenant?
By Katie Richardson, Operations Director · Reviewed and maintained by Jigsaw Conferences' Emergency Accommodation & Housing Team
This content is independently researched using official UK Government guidance and recognised housing sector sources. It is reviewed regularly by Jigsaw Conferences' operational housing team and reflects current best practice at the time of publication. It is provided for general information only and should not be considered legal advice.
Quick answer
If you rent from a council or housing association in England, your landlord must act on dangerous problems fast: within 24 hours for emergencies, and within set deadlines for serious damp and mould. You are entitled to a written summary of what they found, and if your home cannot be made safe in time, your landlord must pay for somewhere suitable for your whole household to stay.
What is your landlord required to do?
- Legal requirement
Investigate and fix emergency hazards within 24 hours of being told.
Source: GOV.UK — Awaab's Law: guidance for tenants in social housing
- Legal requirement
Investigate serious damp and mould within 10 working days, and give you a written summary of what they found within 3 working days of finishing.
Source: GOV.UK — Awaab's Law: guidance for tenants in social housing
- Legal requirement
Make your home safe within 5 working days of the investigation finishing.
Source: GOV.UK — Awaab's Law: guidance for tenants in social housing
- Legal requirement
Pay for suitable temporary accommodation for your household if your home cannot be made safe in time — including children who stay with you at least one night a week.
Source: Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (SI 2025/1042)
What should you do if there is damp, mould or a dangerous problem?
Step by step:
- Report it to your landlord straight away — phone, email or their app. The legal clock starts when they know.
- Keep evidence: photos with dates, copies of messages, names of who you spoke to.
- If anyone in your home has health conditions, is pregnant, or is very young or elderly — say so. The law requires your landlord to consider your actual household.
- Expect a written summary within 3 working days of their investigation finishing. If it does not arrive, chase it in writing.
- If your home cannot be made safe in time, your landlord must offer suitable temporary accommodation at their cost — you should not be left in an unsafe home.
- Not resolved? Use your landlord’s formal complaints process, then escalate free of charge to the Housing Ombudsman.
What does "suitable" temporary accommodation mean for your family?
- Government guidance
Accommodation should fit your household’s needs — enough space, and reasonable to reach work, school and support.
Source: GOV.UK — Awaab's Law: guidance for tenants in social housing
- Legal requirement
You can end the temporary accommodation at any time by telling your landlord in writing you no longer need it.
Source: Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (SI 2025/1042)
- Industry best practice
For stays beyond about a week, families are usually better served by a serviced apartment (kitchen, bedrooms, laundry) than a hotel room — it is reasonable to raise this with your landlord.
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Tenant questions answered
Does Awaab’s Law cover private renters?
Not currently — it applies to the social rented sector in England (councils and housing associations). The Government has said it intends to extend similar protections to private renters; check GOV.UK for the latest position.
Can my landlord charge me for the temporary accommodation?
No. Where the duty applies, the regulations require your landlord to provide suitable alternative accommodation at the landlord’s expense.
What if my landlord says the mould is my fault?
Your landlord must still investigate within the legal deadlines and give you the written summary. Lifestyle explanations do not remove the duty to assess and address hazards. If you disagree with their findings, use the complaints process and the Housing Ombudsman.
Who actually arranges the temporary accommodation?
Your landlord is responsible. Many landlords use a specialist provider — Jigsaw Conferences arranges placements for housing providers and insurers, matching families to accommodation near schools and support networks. As a resident, your point of contact remains your landlord.
Where is the official guidance?
GOV.UK publishes Awaab’s Law guidance written for tenants, and the Housing Ombudsman handles complaints about social landlords free of charge. Links to both are cited on this page.
Facing a live decant or building compliance capacity?
Our accommodation team places displaced households 24/7 — hotels for tonight, serviced apartments for the repair period, one auditable invoice. Free to the client.
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Published 11 August 2026 · Last updated 11 August 2026 · Legislative statements verified 11 August 2026 against GOV.UK and legislation.gov.uk (sources cited inline).