If you’re living with damp, mould, leaks, unsafe electrics, or another serious hazard, the hardest part is often not the problem itself — it’s getting someone to take it seriously, quickly, and in writing.
In England, you can sometimes feel like you’re stuck in a loop: you report it, you chase it, you get a vague promise, and weeks (or months) later you’re still wiping mould off the wall or sleeping in a room that smells damp. That is exactly the type of situation Awaab’s Law was designed to change in social housing. And when your landlord still doesn’t act (or the issue is also affecting your health and day-to-day living), the Environmental Protection Act 1990 (EPA) can be another powerful route — either through your local council, or (in some cases) by going directly to the Magistrates’ Court.
This article explains what each route is for, how they differ, and how you can use them in parallel without losing control of the evidence.
If you want legal support while you do this, you can start with Housing disrepair services or read more broadly about tenant and landlord rights on Landlord and tenant.
First, what do we mean by “Awaab’s Law” and “EPA”?
Awaab’s Law (social housing repair deadlines)
Awaab’s Law is the name commonly used for the reforms that introduce fixed timeframes for social landlords to investigate and make safe serious hazards — with phase 1 in force from 27 October 2025 in the social rented sector in England.
Under the current phase, the headline requirements include:
- Emergency hazards: investigated and made safe within 24 hours.
- Significant damp and mould hazards: investigated within 10 working days, then made safe within 5 working days of the investigation finishing (and landlords must give written findings within a short timeframe).
- If the home cannot be made safe within the required timescales, the landlord must offer suitable alternative accommodation.
Awaab’s Law is being widened in later phases to cover more hazards beyond damp and mould.
EPA (Environmental Protection Act 1990) – “statutory nuisance”
The EPA route is different. It focuses on whether the conditions amount to a statutory nuisance (for example, something “prejudicial to health” or a nuisance). If it does, your local authority has powers and duties around abatement notices (and there’s also a route for individuals to take action in the Magistrates’ Court).
Key EPA provisions to know:
- Section 80: where a local authority is satisfied a statutory nuisance exists (or is likely), it must serve an abatement notice.
- Section 82: a person “aggrieved” can bring a complaint to the Magistrates’ Court about a statutory nuisance.
Why this matters: damp and mould are not rare in the UK
This isn’t a niche problem. Government survey work (English Housing Survey) found private rented and local authority homes were each 9% likely to have damp in 2023, higher than other tenures.
And wider campaigning research suggests renters report damp/mould issues at scale — with one dataset putting damp/mould issues at 21% of renters, rising to 23% in social housing.
So, if you’re dealing with it, you are not alone — but you do need a plan that’s built around evidence, timeframes, and pressure points that actually work.
The practical difference: what each route is designed to achieve
Awaab’s Law is about speed, standards, and accountability (in social housing)
If you’re a council tenant or housing association tenant in England, Awaab’s Law gives you something you didn’t always have in practice: clear deadlines for investigation and making hazards safe (starting with damp/mould and emergency hazards).
It is built to change behaviour inside landlords’ repair systems — and it feeds directly into how complaints and regulatory scrutiny are handled.
EPA is about proving “statutory nuisance” and triggering enforcement or court orders
EPA action is often most useful when:
- your landlord keeps delaying,
- the issue is clearly affecting health and day-to-day living,
- you need an independent body (the council) to inspect and record what’s going on,
- or you want a formal legal mechanism (abatement notice / court order) that forces action.
EPA doesn’t “replace” housing disrepair claims — it can sit alongside them. Think of it as another lever: you’re building a record that the problem is serious enough to meet a legal threshold.
Choosing the right route: start with your tenancy type and your goal
If you’re in social housing (England): Awaab’s Law is usually your first route
If your landlord is a council or housing association, Awaab’s Law timeframes are the most direct way to force a proper response — especially for damp/mould or emergency hazards.
Your goal here is:
- to get the landlord to investigate on time,
- to get the hazard made safe within the deadline,
- and to make sure you have the written record you’ll need if things escalate.
If you’re in the private rented sector: EPA can be a stronger “external pressure” tool
Awaab’s Law as currently in force applies to the social rented sector in England.
So if you rent privately, the EPA route (through the council) can be one of the most practical ways to get an inspection, a formal finding, and potential enforcement steps.
That said, even in private renting, the smart approach is still: document, notify, give a reasonable chance to fix — then escalate with a file that is already organised.
Using both in parallel: when it makes sense (and how to do it without tripping yourself up)
You can use Awaab’s Law and EPA in parallel when:
- you are in social housing and your landlord is missing deadlines,
- the hazard is serious and you need the council’s involvement,
- you suspect the landlord will “patch” rather than fix (and you want independent evidence),
- you are worried the problem is affecting health (especially children, asthma, immune issues),
- you want multiple pressure points running at the same time.
Parallel doesn’t mean chaotic. It means you run 2 tracks with one organised evidence pack.
Track 1: your Awaab’s Law / landlord file (keep it tight)
From day 1, keep a single timeline:
- Date you first reported the issue
- How you reported it (portal/email/letter/phone)
- Photos/videos (date-stamped if possible)
- Any symptoms/health impacts and GP notes if relevant
- Any damage to belongings (photos + rough values in £)
- All responses from the landlord
Awaab’s Law is heavily time-based. So write down the key deadlines (for example, “reported on Monday; investigation due within 10 working days” for significant damp/mould).
If the landlord provides written findings, save them. If they don’t, the absence of written findings can matter later.
Track 2: your EPA file (council inspection and statutory nuisance angle)
With EPA, your goal is to show:
- the conditions are genuinely affecting use/enjoyment of the home and/or health,
- they are persistent,
- and the landlord has not resolved them.
Councils must serve abatement notices when they are satisfied a statutory nuisance exists (or is likely to recur).
And if the council route is slow or doesn’t progress, Section 82 exists as a route to the Magistrates’ Court (this is very procedural, so you should get advice before you rely on it).
What to do in practice: a sensible “best of both” action plan
Step 1: Report clearly and specifically (don’t keep it vague)
Instead of “there’s mould”, be precise:
- where it is,
- how long it’s been there,
- whether it’s getting worse,
- any leaks/condensation patterns,
- and the impact (sleeping in the living room, children coughing, etc.).
This helps under both Awaab’s Law and EPA because it frames the issue as a hazard, not an inconvenience.
Step 2: Put it in writing and keep proof
Even if you called, follow up with an email or message confirming:
- what you reported,
- when,
- what you asked the landlord to do,
- and what you need next (inspection date, repair plan, temporary safety measures).
Step 3: Ask for inspection and written outcomes (don’t accept “we’ll see”)
Under Awaab’s Law, written findings and timelines matter.
Under EPA, an inspection record and officer notes can be powerful independent evidence.
Step 4: Escalate early if deadlines are missed
If you’re in social housing and deadlines are being missed, don’t wait months. The point of the reform is speed — and delay is where health risks grow and evidence becomes messier.
Step 5: Consider a housing disrepair claim where the impact is real
Awaab’s Law and EPA are not the only routes. If your landlord has failed to keep the home in repair, a housing disrepair claim may allow you to seek compensation for:
- inconvenience and loss of amenity,
- damage to belongings,
- and in some cases the impact on health (subject to evidence).
Atalaw’s housing team acts for council tenants, housing association tenants and private renters, and the approach is practical and evidence-led. See Housing disrepair services for how that works.
If the situation turns into a full dispute (for example, the landlord denies responsibility, alleges “lifestyle”, or the matter becomes heavily contested), you may also need wider dispute support via Civil litigation.
The “Which route is right?” checklist (keep it simple)
Choose Awaab’s Law-led escalation if:
- you’re in social housing in England, and
- the hazard fits the scope (damp/mould / emergency hazards), and
- you want fast deadlines and a clear breach if the landlord delays.
Choose EPA-led escalation if:
- you need the council to inspect and potentially enforce,
- you believe the conditions amount to a statutory nuisance,
- you’re in private renting (or you want external enforcement pressure),
- you may need a route to the Magistrates’ Court under section 82 (with advice).
Use both in parallel if:
- you’re in social housing and the landlord is dragging its feet,
- the hazard is serious,
- you want independent evidence,
- and you want multiple pressure points running at once.
Where people go wrong (and how you avoid it)
1) You keep reporting, but you don’t keep records
If you can’t prove what you reported and when, you lose the advantage of deadlines. Start your log today.
2) You accept “quick fixes” that don’t deal with the cause
Wiping mould and repainting is not a solution if the underlying cause is a leak, failed ventilation, or building defects. Your evidence should focus on recurrence and root cause signs.
3) You delay council involvement until you’re at breaking point
If you think EPA action might be needed, earlier inspection can mean stronger evidence — especially where health impacts develop.
4) You mix up the routes and lose the thread
Parallel action only works if you keep one timeline and one evidence pack, and you use it consistently across landlord complaints, council reports, and legal advice.
How Atalaw Solicitors can help you move this forward
If you’re living with damp, mould, leaks, or unsafe conditions, you shouldn’t have to become a full-time chaser just to get basic repairs done properly. The right legal strategy can shorten the timeline, strengthen your evidence, and put you in a better position — whether you’re relying on Awaab’s Law deadlines, EPA statutory nuisance routes, or a housing disrepair claim.
To speak to the team, contact Atalaw Solicitors via Contact us or call 0203 581 9293.