What actions can tenants take if landlords delay repairs

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Under Awaab’s Law, from 27 October 2025, tenants in social housing gain legally enforceable rights to challenge landlords who miss statutory repair deadlines. If repairs are delayed or ignored, tenants can take a series of escalating actions through internal, regulatory, and legal routes.

1. Internal Complaints Process

The first step is to use the landlord’s official complaints procedure.

• Every registered provider must have a two‑stage process for dealing with repair or hazard complaints.
• Tenants should submit the complaint in writing, keeping copies of all communications.
• Landlords are legally obliged to acknowledge the complaint and respond within published timescales under the Housing Ombudsman Complaint Handling Code.
• Landlords must also confirm whether the reported hazard has been investigated within the statutory 10‑day inspection window and provide evidence of any actions taken.

If the landlord fails to respond or continues to delay works, tenants can escalate externally.

2. Housing Ombudsman Escalation

If the internal process does not resolve the issue, tenants can bring the case to the Housing Ombudsman Service (HOS).

• The Ombudsman can investigate breaches of Awaab’s Law, including missed timeframes or failure to provide safe accommodation where required.
• Tenants can submit complaints online or by phone, attaching their landlord correspondence as evidence.
• The Ombudsman has power to:
  • Order landlords to complete repairs.
  • Recommend or mandate compensation for distress, inconvenience, or health damage.
  • Issue maladministration findings that become part of public performance data.
• This process is free and does not require legal representation.

3. Legal Action through the Courts

Where delays amount to a legal breach, tenants can take direct legal action.

• Awaab’s Law implies repair deadlines into all social tenancy agreements. Failure to meet these deadlines constitutes a breach of statutory duty and tenancy contract.
• Courts may:
  • Order the landlord to carry out repairs within a fixed period.
  • Award compensation for health impacts or rehousing costs.
  • Reimburse legal costs to the tenant if the claim succeeds.
• Tenants can apply to the court for emergency injunctions if the hazard poses immediate risk to health (e.g., severe damp, gas, or electrical hazards).

4. Request for Temporary Accommodation

If the dwelling cannot be made safe within statutory time limits (24 hours for emergencies, 10 days for investigation, 5 days to make safe), tenants can demand temporary rehousing at the landlord’s expense.

• Failure to offer this accommodation allows tenants to apply to the court for an order compelling relocation, alongside reimbursement of related costs.

5. Reporting to Regulators and Local Authorities

Tenants can notify the Regulator of Social Housing (RSH) or local environmental health teams if systemic non‑compliance is suspected.

• The RSH does not investigate individual cases but may intervene if patterns of Awaab’s Law breaches indicate serious detriment to tenants or failures of consumer standards.
• Environmental Health Officers may investigate under the Housing Act 2004 if conditions breach decency or health safety thresholds.

6. Supporting Evidence for All Stages

To strengthen a case, tenants should maintain:

• Photographs and videos of the hazard.
• Copies of all communications and repair confirmations.
• Medical or environmental health evidence showing health impact.
• A log of response delays and dates.

7. Compensation and Outcomes

Where breach is proven, outcomes may include:

• Court‑ordered or Ombudsman‑mandated repairs.
• Compensation for distress, illness, or extra living costs.
• Publican reports identifying the landlord for maladministration.
• Regulatory sanctions against non‑compliant providers.

In summary, tenants now have multi‑layered enforcement options if landlords fail to meet Awaab’s Law deadlines: internal complaint → Ombudsman → court action → regulatory escalation. These mechanisms replace the previous dependence on discretionary housing policies and make safe, timely repairs a guaranteed legal right, not a matter of provider goodwill.

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1. https://www.capsticks.com/insights/awaabs-law-are-you-ready
2. https://www.housing-ombudsman.org.uk/centre-for-learning/fact-sheets/complaints-involving-hazards-and-awaabs-law/
3. 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
4. https://procurementforhousing.co.uk/awaabs-law-your-complete-guide-to-the-new-social-housing-regulations/
5. https://www.housing-ombudsman.org.uk/centre-for-learning/key-topics/awaabs-law/
6. https://assets.publishing.service.gov.uk/media/685b9240454906840a44d654/Awaab_s_Law_Final_Stage_Impact_Assessment.pdf?LinkSource=PassleApp
7. https://www.legislation.gov.uk/ukia/2025/125/pdfs/ukia_20250125_en.pdf
8. https://anthonygold.co.uk/guide/awaabs-law-guide/
9. https://awhsolicitors.co.uk/articles/housing-disrepair/how-awaabs-law-will-change-social-housing-rights-from-october-2025/
10. https://www.gov.uk/government/publications/awaabs-law-draft-guidance-for-social-landlords/awaabs-law-draft-guidance-for-social-landlords
11. https://www.gov.uk/government/consultations/awaabs-law-consultation-on-timescales-for-repairs-in-the-social-rented-sector/outcome/awaabs-law-consultation-on-timescales-for-repairs-in-the-social-rented-sector-government-response
12. https://www.gov.uk/government/consultations/awaabs-law-consultation-on-timescales-for-repairs-in-the-social-rented-sector/awaabs-law-consultation-on-timescales-for-repairs-in-the-social-rented-sector
13. https://assets.publishing.service.gov.uk/media/6597dcf3d7737c000ef33489/Awaab_s_Law_Consultation_Stage_Impact_Assessment.pdf
14. https://www.lettingaproperty.com/landlord/blog/renters-rights-bill/
15. https://www.ciob.org/blog/awaab’s-law-comes-into-force
16. https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords
17. https://www.thefpa.co.uk/news/guidance-for-social-landlords-on-awaab-s-law-released
18. https://www.gov.uk/government/publications/guide-to-the-renters-rights-bill/guide-to-the-renters-rights-bill
19. https://www.housing-ombudsman.org.uk

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