Awaab’s Law to come into effect in England this month

Awaab’s Law will come into effect on 27 October in England. It’s main aim is to ensure health and safety hazards in social housing are addressed quickly by landlords.  

What is Awaab’s Law?

• Awaab’s Law is named after Awaab Ishak, a toddler who died in 2020 from prolonged exposure to mould in a social housing flat. This law aims to prevent similar tragedies from occurring. 

• It’s a regulation to force social housing landlords to respond to serious housing hazards (starting with damp and mould) within set timeframes and to fix emergency hazards quickly. 

What actions must landlords take?

• Investigate reported damp and mould hazards which pose a significant risk of harm within ten working days of notification. 

• If the investigation is completed, the landlord must give the tenant a written summary of the findings within three working days of concluding the investigation- keeping the tenant in the loop and avoiding secrecy. 

• If the hazard is found to be significant, the property must be made safe (with temporary measures allowed), and repair work started within five working days. 

• All emergency hazards must be repaired within 24 hours from when the landlord becomes aware. 

Timeline

• Phase 1 commences 27 October 2025. Covers damp and mould hazards for social housing landlords in England. 

• Phase 2 in 2026. The law will expand to include a wider range of hazards beyond damp and mould. Expected to include things such as excess cold, excess heat, falls, structural collapse, fire, electrical hazards, hygiene hazards etc. 

• Phase 3 in 2027. All the remaining hazards defined under the Housing Health and Safety Rating System (excluding overcrowding) will be brought within the law’s requirement. 

Who does this law apply to?

• Initially to social landlords (housing associations, councils etc.). 

• Private rented sector is not yet covered but the government has indicated it tends to extend protections. 

How will the law be enforced?

• The regulations are called the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. 

• Once in force, tenants will have legal routes-landlords who fail to comply could be taken to court or face regulatory action. The Housing Ombudsman will have a role in investigating complaints. 

• Social landlords have to comply with existing duties anyway, but these regulations make more precise time limits and clearer obligations. 

What does the law hope to achieve?

• To ensure tenants are not exposed to serious hazards in their homes that can harm health. 

• To make the process for dealing with hazards more predictable and faster, with less room for delay. 

• To provide stronger accountability for landlords-tenants will have clearer rights and expectations. 

• It’s intended as part of broader improvements in the quality and safety of social housing.