Why Awaab’s Law Matters
From 27 October 2025 every social landlord in England must investigate and start repairs on serious damp and mould within fixed timescales—and make any “emergency hazard” safe within 24 hours. Failure to hit those time limits will hand tenant lawyers a ready-made statutory breach, turbo-charging liability arguments and speeding damages and cost recovery.
If your firm runs housing disrepair, tenant personal-injury or environmental health work, Awaab’s Law is the biggest statutory shift since the Homes (Fitness for Human Habitation) Act. Here’s how to use it to protect clients, strengthen cases and maximise costs.
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Key Deadlines
• Phase 1 – 27 Oct 2025
o Damp, mould and any “Category 1 emergency hazard”: landlord must investigate within 14 days and begin repairs within 7 days of diagnosis.
o Emergency hazards (dangerous electrics, severe leaks, structural risk): make safe within 24 hours.
• Phase 2 – 2026
High-risk hazards such as excess cold/heat, structural collapse and fire safety fall under the same swift timetable.
• Phase 3 – 2027
Remaining Housing Health & Safety Rating System (HHSRS) hazards join the list (overcrowding excluded).
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Three Ways Awaab’s Law Strengthens Your Claim
1. Statutory Breach = Easier Liability
Missed timetable? Breach proven. No need to wrangle reasonableness or foreseeability—ideal for fast settlement or summary judgment.
2. Better Evidence
Landlords must log investigations and repairs. Their own records can prove delay, supporting aggravated damages and hourly-rate uplifts.
3. Higher Recoverable Costs
Clear breach dates justify urgent expert attendance, repeat inspections and premium hourly rates for “risk to health” work.
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Practical Checklist for Claimant Firms
• Diary 27 Oct 2025. All Letters of Claim issued after this date should plead Awaab’s Law breach upfront.
• Gather humidity data and photos early—proving “significant risk of harm” locks in Phase 1 protection.
• Update Scott Schedules to include a “Time-Limit Breach” column.
• Plead aggravated damages where landlords miss the 24-hour emergency window.
• Serve running cost schedules so every extra inspection or tenant visit is claimed.
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How DMD Costs Helps
We draft and negotiate Housing Disrepair Bills of Costs every day. With Awaab’s Law on the horizon, we can:
• Build the new statutory breach narrative into your Bill.
• Defend higher hourly rates for urgent damp-and-mould work.
• Recover expert and surveyor fees often slashed by defendants.
• Handle Points of Dispute and negotiate to full settlement.
First HDR Bill drafted free—judge the recovery before you commit.
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Five Quick FAQs
1. Does Awaab’s Law cover private landlords?
Not yet. Phase 1 applies only to social landlords, but the Government has signalled a private-rented equivalent.
2. Are the 14-day/7-day limits fixed in the final regs?
Draft guidance proposes them; final timings will be confirmed, but the October go-live date is set.
3. Can tenants claim before 27 Oct 2025?
Yes—under section 9A FFHH Act or common-law disrepair—but Awaab’s Law adds a simpler statutory hook after that date.
4. What if the landlord blames tenant “lifestyle”?
Statutory duty still applies if damp/mould presents a “significant risk of harm”.
5. Will breach automatically award damages?
No, but it strongly evidences liability; quantum and medical evidence still matter.
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Ready to capture every pound your HDR clients are owed under Awaab’s Law?
Email info@dmdcosts.co.uk and start with a free Bill-drafting trial.
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