As lead speaker at the Legal Futures Housing Condition Conference 2026, Craig Leigh opened the discussion on Awaab’s Law by setting out not just what the legislation says, but what it is likely to mean in practice. With limited judicial guidance and only months since implementation, the focus was firmly on how these new obligations will operate on the ground – and where the real pressure points are already emerging.
The conference marked one of the first opportunities for practitioners to step back and assess what Awaab’s Law looks like in practice.
With Phase 1 only coming into force in October 2025, there has – as yet – been no reported judicial consideration of section 10A of the Landlord and Tenant Act 1985 or the accompanying 2025 Regulations.
But the direction of travel is already clear.
What is changing?
At its core, Awaab’s Law introduces a structured, enforceable framework requiring social landlords to investigate and remedy hazards within prescribed timescales.
The regime is not retrospective and is triggered when a landlord becomes aware of a hazard – not when a formal complaint process concludes.
This distinction is critical.
A regime driven by time
The legislation is, fundamentally, about speed and accountability.
Key requirements include:
- Investigation and action within 24 hours for emergency hazards
- Investigation within 10 working days
- Written findings within 3 working days
- Repairs commenced within 5 working days, or otherwise within 12 weeks
This is a material shift from historic practice.
Practical pressure points
While the framework is clear, delivery raises immediate questions:
- When is a landlord truly “on notice”?
- How robust must investigations be to withstand scrutiny?
- What happens where access, stock or contractor availability delay compliance?
- How workable are the obligations around temporary accommodation?
The requirement to offer suitable alternative accommodation – at no cost to the tenant – may prove particularly challenging in practice.
Legal routes and remedies
Awaab’s Law introduces a contractual obligation, enforceable through:
- Breach of covenant claims
- Damages
- Specific performance (with widened scope under the Regulations)
However, the obligations are not absolute. Defences such as “all reasonable endeavours”, access issues, and third-party constraints remain relevant.
What happens next?
With limited case law, the development of this area will be practice-led.
Future pressure points are likely to include:
- Judicial interpretation of “reasonable” compliance
- The scope of available defences
- Procedural developments – potentially including a revised Housing Conditions Protocol
- Extension into the private rented sector
Conclusion
Awaab’s Law is not simply a new compliance obligation.
It represents a shift towards measurable, enforceable standards in housing conditions, with real consequences for delay or inaction.
As this area evolves, early experience – both operational and legal – will shape how the law is applied in practice.