FAQs

Frequently Asked Questions

Find the answers to your questions

Below you will find some of the questions we are most frequently asked.

• What is Awaab's Law?

  How Awaab’s law changes the rules on hazards in social housing: From 27 October 2025, social landlords have new duties under Awaab’s law to deal with emergency hazards and significant damp and mould within fixed timeframes.

  The first stage of Awaab’s law came into force on 27 October 2025.

  Awaab’s law and social housing reform
  After two year old Awaab Ishak’s death, the coroner concluded he had fallen ill due to prolonged exposure to mould at his parents’ housing association home. His family reported the damp and mould numerous times, but their landlord did not take necessary steps to resolve the problem.

  In response the government announced it would introduce major changes to the law on hazards in social housing, to be known as Awaab’s law.

  When the Social Housing (Regulation) Act became law in 2023, a new section 10A was added to the Landlord and Tenant Act 1985. This clause allowed new rules on hazards in social housing to be introduced, and regulations have now been issued to bring Awaab’s law into force.

  Phase 1 of Awaab’s law
  From 27 October 2025, social landlords must comply with fixed timescales to investigate and make safe:

  all emergency hazards, except those relating to overcrowding

  any significant damp and mould hazards

  This is phase 1 of Awaab’s law. The rules will be implemented in three phases.

  The landlord does not have to investigate hazards reported before 27 October 2025 until the hazard is reported again or there is a material change.

  Which tenancies the rules apply to
  The new rules only apply to social housing tenancies. This includes local authority landlords and registered providers of social housing, such as housing associations. Awaab’s law will not apply to shared ownership, homeless accommodation, supported accommodation or licenses in social housing.

  The rules are eventually set to be extended to the private rented sector, but this is unlikely to happen in the near future.

  Hazards under Awaab’s law
  A landlord is responsible for a hazard where it is as a result of a deficiency, which includes defects, disrepair and a lack of maintenance. This means that Awaab’s law covers a wider range of potential problems than a landlord’s existing duties under section 11 of the Landlord and Tenant Act, which is limited to disrepair problems.

  Emergency hazards
  An emergency hazard is one which poses an imminent and significant risk of harm to the health or safety of an occupier. A risk of harm is considered imminent and significant when a reasonable landlord would take steps to make it safe within 24 hours.

  All emergency hazards are covered under Awaab’s law, except hazards caused by overcrowding.

  Draft government guidance states that emergency hazards might include gas leaks, broken boilers, total loss of water supply, electrical hazards, significant water leaks, broken external doors or windows where there is a risk to home security, serious damp and mould or structural defects.

  Significant damp and mould hazards
  A significant hazard is one which poses a significant risk of harm to the health or safety of an occupier. There is a significant risk of harm when a reasonable landlord would take steps to make the hazard safe as a matter of urgency, but not within 24 hours.

  Only significant hazards caused by damp and mould are covered by phase 1 of Awaab’s law. Awaab’s law will be extended to cover more significant hazards in social housing from October 2026 and again in 2027.

  When a tenant might be at higher risk
  Government guidance states that social landlords should consider if the occupiers have vulnerabilities meaning they are at a higher risk than other people. This means that a hazard which would not be considered an emergency might become one due to the vulnerability of the occupiers. For example, young children or someone who is pregnant might be at a higher risk from certain hazards.

  When hazards are not covered by Awaab’s law
  Hazards caused by the tenant’s actions are not the landlord’s responsibility. Government guidance emphasises landlords should not assume a hazard is caused by the tenant, especially hazards relating to damp and mould which are often blamed on so-called ‘lifestyle factors’.

  A hazard is only the landlord’s responsibility in the buildings or land the social landlord owns. For example, a landlord might not be responsible for a leak coming from a privately owned property above.

  If a hazard is not in scope, the social landlord does not have to act within fixed timescales. The usual rules for disrepair or safety problems still apply, so a landlord must comply with section 11 of the Landlord and Tenant Act 1985 or fitness for habitation rules.

  How a landlord should investigate hazards
  A social landlord must complete an investigation when it becomes aware of either a potential hazard or a material change to a potential hazard.

  A landlord might become aware of a hazard during a routine visit, while completing another investigation or repair, or from a report by a tenant, third party, local housing authority or other public body. Some landlords might ask tenants to use a particular method to report problems, such as an online form or dedicated app.

  Emergency investigations
  A landlord must complete an emergency investigation where they have reasonable grounds to believe there is an emergency hazard. The landlord must investigate and complete any relevant safety works within 24 hours.

  An emergency investigation can be completed remotely. For example, a hazard could be investigated by reviewing photos or videos of the problem.

  Standard investigations
  A landlord must conduct a standard investigation within 10 working days from when it becomes aware of a potential hazard. The day after the landlord becomes aware is day 1 of the 10 day timeline.

  Standard investigations can be conducted remotely, unless the tenant specifically requests an in-person investigation. This might be required if photos or videos are not sufficient to assess the hazard. If a tenant requests a physical inspection during the 10 working day period, the timeline restarts. In order to minimise delays, tenants who think a physical inspection might be needed should ask for this as soon as possible.

  Landlord access to the tenant’s home
  A tenant should allow their landlord access to the property to comply with Awaab’s law.

  The tenant should allow access to their home at reasonable times of the day and where at least 24 hours’ notice in writing has been given by the landlord. The tenant can choose to allow access at shorter notice, which might be necessary to deal with emergency hazards.

  When a landlord must complete safety works
  A social landlord has duties to complete safety works within a specific timeframe depending on the hazard. This can include temporary measures to ensure the property is safe in the short term.

  The introduction of fixed timescales is a significant change from the usual disrepair and safety rules. For example, section 11 of the Landlord and Tenant Act 1985 requires landlords to complete certain repairs within a reasonable period of time. What is a reasonable period depends on the circumstances in each case, so under section 11 there are no strict timescales that landlords must follow.

  Safety works for emergency hazards
  A landlord must complete safety works within 24 hours. The 24 hour period starts when either:

  the landlord has reasonable grounds to believe that there is an emergency hazard

  an emergency hazard is identified during a routine inspection

  If it’s not possible to make the property safe within 24 hours, the landlord must offer the tenant and their household suitable alternative accommodation until the safety works are completed.

  Safety works for significant damp and mould hazards
  A landlord must complete safety works within 5 working days from when a significant damp and mould hazard is identified.

  Where it is not possible to make the hazard safe within 5 working days, the landlord must offer the tenant and their household suitable alternative accommodation free of charge.

  Follow up investigations and preventative works
  A landlord might need to investigate again or complete works to prevent a hazard from returning.

  After a remote investigation, a tenant can request that the landlord carries out an in-person investigation. The landlord must complete it within 10 working days of the request. This is known as a renewed investigation.

  After completing initial safety works, the landlord might need to carry out a further investigation to understand how to prevent a hazard from returning. For example, a landlord might carry out emergency safety works to address damp and mould, such as a specialist mould wash and providing a dehumidifier, but a further investigation might be needed to identify the underlying causes.

  Suitable alternative accommodation
  A social landlord has a duty to provide suitable alternative accommodation if it is unable to complete necessary safety works within:

  24 hours for an emergency hazard

  5 working days from the end of the investigation for a significant damp and mould hazard

  Suitable alternative accommodation must be provided at the landlord’s expense. Accommodation must be available to anyone who usually lives in the property as a member of the tenant’s family.

  A tenant might choose to reject the offer of suitable alternative accommodation, even if this is against the landlord’s advice. If so, they can remain in the property or stay with family or friends while the work is completed.

  The landlord does not have to offer alternative accommodation again if the tenant refuses. If the tenant’s situation changes, for example, the problem gets worse, the landlord could reassess and make another offer of accommodation.

  If the landlord does not comply with Awaab’s law
  Where a social landlord does not comply with its duties under Awaab’s law, a tenant can:

  make a formal complaint to the landlord

  escalate their complaint to the Housing Ombudsman

  apply to court for an order for specific performance or compensation

  A tenant should start with a formal complaint to the social landlord. If this is not resolved, they can escalate their complaint to the Housing Ombudsman.

  A tenant might need legal aid help to apply for a court order.

  The next stages of Awaab’s law
  The government will extend Awaab’s law in stages to other hazards in social housing.

  Phase 2: October 2026 The second stage, from October 2026, will extend the regulations to cover additional significant hazards in social housing. The hazards will include:

  excess cold and excess heat

  falls associated with baths, on stairs, between levels or on level surfaces

  structural collapse and explosions

  fire and electrical hazards

  domestic and personal hygiene and food safety

  Phase 3: October 2027

  The final stage, from October 2027, will mean social landlords have to address all other significant hazards, apart from hazards relating to overcrowding.

  Awaab’s law in the Renters’ Rights Bill
  The Renters’ Rights Bill is currently progressing through parliament and is expected to receive Royal Assent later in 2025. The Bill will introduce major reforms to the private rented sector, including abolishing no-fault section 21 notices and assured shorthold tenancies.

  The Bill also contains provisions to introduce Awaab’s law to private rented housing. This is due to be introduced at a later date, after the main changes from the Bill are implemented. It’s likely that this won’t be implemented until 2027 at the earliest.

  Awaab’s law phases in social housing
  Stage Hazards When
  Phase 1 All emergency hazards and significant damp and mould hazards 27 October 2025
  Phase 2 Significant hazards relating to excess cold, excess heat, falls, structural collapse, explosions, fire, electrical hazards, domestic and personal hygiene and food safety October 2026
  Phase 3 All other significant hazards, apart from hazards arising from overcrowding October 2027

• How do I apply for a Unity home?

  To apply for one of our properties you have to have registered with Leeds Homes. To register contact www.leedshomes.org.uk. You can also pick up an application form from our office. Our staff will be happy to help you complete your application.

  If you are already a member of Leeds Homes, you can apply to rent one of our properties. Click here to find out if we have any properties available and follow the links in order to apply online. New properties become available every Wednesday morning and you have until 5pm on the following Monday to apply.

  For more information visit our Publications page and download our leaflet ‘Applying For A Home’.

• When should I pay my rent?

  You can pay your rent weekly, fortnightly or calendar monthly. Rent is due in advance of the coming week/fortnight/month. You can pay your rent in a number of ways. For more info go to the Publications page and download our leaflet ‘Paying Your Rent’.

• When is my rent due to go up?

  Your rent is due to increase April each year. You will receive a letter informing you of this and will be given at least 4 weeks notice. If you pay a service charge, this will also be reviewed each year. Your letter will tell you what services you are paying for and what the cost works out as. Service charges can go down as well as up.

• How is my service charge calculated?

  Service charges are cost-based meaning you only pay for the services that you receive. Unity does not make a profit. For more information, visit our Publications page and download our leaflet ‘Service Charges’.

• How often do I get a rent statement?

  We send out our rent statements every quarter, so you will usually receive them in July, October, January and April. You can view your rent statement online at any time by logging in to My Unity.

• Can I move to another Unity home?

  You may be able to move to another Unity home when it becomes available. This is called a ‘transfer’. You must have a good reason in order for us to consider a transfer request. This is something you should talk about with your Housing Officer. To find out who your Housing Officer is and how to contact them, click here.

  If you need a smaller or larger home, you can also swap homes with another housing association or council tenant anywhere in the country. This is called a ‘mutual exchange’. Visit this page in order to find out more about the mutual exchange process.

  For more information, visit our Publications page and download our leaflet ‘Mutual Exchanges & Transfers’.

• I am struggling to keep up with my rent payments. What can I do?

  Unity has a dedicated Income Management Team Leader who will help you reach a solution if you are struggling with your rent. Our Income Management Team Leader will help you make sure you are claiming all the benefits you are entitled to, help minimise your spending, and help you tackle any problems you have with debt. Visit this page to find out more.

  If you would prefer to speak to someone else about your money worries, please visit our Publications page and download our leaflet ‘Welfare Support & Advice.’ You will find details of other organisations you can turn to for help.

• Can I get my home adapted to help me with my disability?

  You will probably find that your home can be adapted, but this may not be something Unity can pay for. You might have to apply to the Council for a grant instead. For more information, visit our Publications page and download our leaflet ‘Aids & Adaptations’.

• How do I report a repair and when will it be done?

  There are a number of ways in which you can report a repair. Most tenants choose to call our office on 0113 200 7700 but you can also report a repair using this website. Complete the contact form on this page to tell us what the problem is and when you are available for us to come and fix it.

  Emergency repairs will be carried out within 24 hours. Urgent repairs will be carried out within 3 days. Routine repairs will be carried out within 21 days.

  If you have an emergency repair, call our office immediately on 0113 200 7700. If our offices are closed, listen to the recorded message to find out who you should call instead.

• What is Unity responsible for repairing in my home?

  For more information about what Unity will repair, please visit this page. As a rule, Unity will not repair anything that belongs to you and if we have to repair anything that has been damaged by you, we will recharge you.

  This page will also give you information about the changes you can make to and around your home and whether or not you need permission to make them. For more detail please visit our Publications page and download the leaflet ‘Repairs Responsibilities’.

• When am I getting my new kitchen/bathroom?

  Unity expects a kitchen to last 15 years and a bathroom to last 25 years before it needs completely replacing. You may not have to wait this long, but Unity will not spend money on replacing items that are already in good condition. For more information, please visit our Publications and download our leaflet ‘Planned & Cyclical Maintenance’.

• Can I make my relative/partner a joint tenant?

  You can request for a family member to become a joint tenant. There are rules that govern whether your request will be approved. This is something you can discuss with your Housing Officer. You can find out who you Housing Officer is and contact them by clicking here.

• My partner has just died, what should I do?

  You need to contact Unity inform us of your bereavement. If you are not a joint tenant then you will have to apply to succeed the tenancy. You need to discuss this with your Housing Officer. You can find out who your Housing Officer is and contact them by clicking here.

• Can I buy my home?

  The Right to Acquire is governed by strict legislation. Most of our properties will not qualify and as a tenant you have to meet certain requirements yourself. Find out if you are eligible by visiting our Publications page and downloading the leaflet ‘Right To Acquire’.

• Can I keep pets?

  You can – but you must ask our permission first. For more information about what sort of pets you are allowed to keep and how to be a responsible pet-owner please visit our Publications page and download our leaflet ‘Keeping Pets’.

• I am having problems with my neighbours, what can I do about it?

  Neighbour problems, anti-social behaviour and harassment take various forms. They can range from a barking dog, loud music or worse still violence. If you experience problems please contact your Housing Officer to ask for help and advice. You can find out who your Housing Officer is and how to contact them by clicking here.

  Normally we will ask you first if you have tried to sort things out, for example by asking your neighbour to turn their music down. We will tell you what you need to do, what evidence we may need and how we can take action. We promise to take your problem seriously and thoroughly investigate.

  For more information please visit our Publications page and download our leaflet ‘Anti-Social Behaviour’.

• I think I have a pest problem, what can I do?

  Unity Housing Association does not take responsibility for treating infestations.

  If you find mice, rats, fleas, cockroaches or any other pests in your home, you need to contact a local pest-control company to treat them. You will have to make these arrangements yourself and pay for the service you receive.