Primary sources only

References & citations

Every factual claim on this site traces back to one of the sources below. All are primary: legislation, MHCLG statutory guidance, or Housing Ombudsman publications. No secondary commentary or trade press.

Legislation & statutory instruments

  1. [1]
    The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025

    SI 2025 No. 1042. In force 27 October 2025.

    https://www.legislation.gov.uk/uksi/2025/1042/contents/made
  2. [2]
    Social Housing (Regulation) Act 2023, Section 42

    Inserted sections 10A and 10B into the Landlord and Tenant Act 1985.

    https://www.legislation.gov.uk/ukpga/2023/36/section/42
  3. [3]
    Regulation 3, Hazards in Social Housing Regulations 2025 — Definitions

    Definitions of 'significant hazard' and 'emergency hazard'.

    https://www.legislation.gov.uk/uksi/2025/1042/regulation/3/made
  4. [4]
    Renters' Rights Act 2025, Section 60

    Power to extend Awaab's Law to the private rented sector.

    https://www.legislation.gov.uk/ukpga/2025/26/section/60
  5. [5]
    Regulation 6, Hazards in Social Housing Regulations 2025 — Standard investigations

    10-working-day investigation requirement for significant hazards.

    https://www.legislation.gov.uk/uksi/2025/1042/regulation/6/made
  6. [6]
    Regulation 9, Hazards in Social Housing Regulations 2025 — Written summary

    3-working-day written summary requirement.

    https://www.legislation.gov.uk/uksi/2025/1042/regulation/9/made
  7. [7]
    Landlord and Tenant Act 1985, Section 11

    Landlord's repairing obligations — structure and exterior of dwelling.

    https://www.legislation.gov.uk/ukpga/1985/70/section/11
  8. [8]
    Regulation 20, Hazards in Social Housing Regulations 2025 — Right of entry

    Implied covenant of entry for landlord, 24 hours' written notice required.

    https://www.legislation.gov.uk/uksi/2025/1042/regulation/20/made
  9. [9]
    Homes (Fitness for Human Habitation) Act 2018

    Amended LTA 1985 to imply a fitness covenant in short leases. Tenants may bring a direct claim.

    https://www.legislation.gov.uk/ukpga/2018/34/contents
  10. [10]
    Housing Act 2004, section 249A — Civil penalties

    Civil penalty up to £30,000 for HHSRS Improvement Notice breach, inserted by Housing and Planning Act 2016 s.136.

    https://www.legislation.gov.uk/ukpga/2004/34/section/249A
  11. [11]
    Renters' Rights Act 2025, Part 1 — Assured tenancies and abolition of Section 21

    Section 21 notices abolished from 1 May 2026. All ASTs converted to assured periodic tenancies. Transitional period for existing notices.

    https://www.legislation.gov.uk/ukpga/2025/26/part/1
  12. [12]
    Renters' Rights Act 2025, Section 13 — Rent increases

    Rent increases limited to once per 12 months with 2 months' written notice. Tenant right to challenge at First-tier Tribunal.

    https://www.legislation.gov.uk/ukpga/2025/26/section/7
  13. [13]
    Renters' Rights Act 2025, Part 2 — Rent in advance and bidding

    Rent in advance capped at one month for tenancies starting after 1 May 2026. Rental bidding prohibited.

    https://www.legislation.gov.uk/ukpga/2025/26/part/2
  14. [14]
    Renters' Rights Act 2025, Chapter 2 Part 1 — PRS Landlord Ombudsman

    Establishes the Private Rented Sector Landlord Ombudsman. Mandatory membership for all private landlords once commenced.

    https://www.legislation.gov.uk/ukpga/2025/26/chapter/2
  15. [15]
    Renters' Rights Act 2025, Part 3 — Private Rented Sector Database

    Mandatory landlord and property register. Required as a prerequisite for serving Section 8 notices once in force.

    https://www.legislation.gov.uk/ukpga/2025/26/part/3
  16. [16]
    Renters' Rights Act 2025, Schedule 4 — Decent Homes Standard

    Extends the Decent Homes Standard to the private rented sector. Commencement date to be confirmed via secondary legislation.

    https://www.legislation.gov.uk/ukpga/2025/26/schedule/4

MHCLG statutory guidance

  1. [17]
    MHCLG, Awaab's Law: Guidance for social landlords — Timeframes for repairs in the social rented sector

    Published 17 October 2025. Section numbers in body text refer to this guidance.

    https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector
  2. [18]
    MHCLG guidance, Section 1 — Phased implementation timetable

    Phase 2: 'In 2026'. Phase 3: 'In 2027'. No specific month confirmed.

    https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector#introduction
  3. [19]
    MHCLG guidance, Section 4.1.1 — Standard investigations

    Day Zero rule: day of awareness is Day 0; Day 1 is the following working day.

    https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector#standard-investigations
  4. [20]
    MHCLG guidance, Section 6 — Issuing a written summary to tenants

    Required contents of the written summary.

    https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector#issuing-a-written-summary-to-tenants
  5. [21]
    MHCLG guidance, Section 7.2 — Supplementary preventative works

    12-week longstop for preventative work that cannot begin within 5 working days.

    https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector#making-the-property-safe-and-supplementary-preventative-works
  6. [22]
    MHCLG guidance, Section 9.1 — Reasonable endeavours defence

    Section 10A(5) LTA 1985. Landlord has a defence if they used all reasonable endeavours.

    https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector#defence
  7. [23]
    MHCLG guidance, Section 3 — Awareness, triage and categorisation

    When the landlord 'becomes aware' — what triggers Day Zero.

    https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector#awareness-triage-and-categorisation-of-hazards
  8. [24]
    MHCLG guidance, Section 3.5 — Information about the tenant

    Vulnerability assessment requirements and GDPR considerations.

    https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector#information-about-the-tenant
  9. [25]
    MHCLG guidance, Section 2.4 — 'Lifestyle' is not a defence

    MHCLG: 'It is unacceptable for social landlords to assume that the cause of a hazard, such as damp and mould, is due to the tenant's lifestyle.'

    https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector#scope-of-awaabs-law

Impact assessments

  1. [26]
    MHCLG, Awaab's Law — Final Stage Impact Assessment

    Background to the Awaab Ishak case at paragraphs 1.1–1.4.

    https://www.legislation.gov.uk/ukia/2025/125/pdfs/ukia_20250125_en.pdf

Housing Ombudsman

  1. [27]
    Housing Ombudsman, Spotlight on: Damp and mould — It's not lifestyle

    October 2021. 26 recommendations remain the operational benchmark.

    https://www.housing-ombudsman.org.uk/reports/spotlight-reports/spotlight-on-damp-and-mould/
  2. [28]
    Housing Ombudsman, Annual Complaints Review 2024–25

    £5m+ compensation ordered. 40%+ damp/mould. Almost £32k largest single order.

    https://www.housing-ombudsman.org.uk/annual-complaint-review-reports/annual-complaints-review-2024-25/