Understanding Awaab’s Law – What landlords need to know

Posted 3 hours ago

Awaab’s Law is a significant new housing regulation introduced to protect tenants from health risks caused by damp and mould. It came into effect on 27 October 2025, following amendments to the Social Housing (Regulation) Act 2023.

The law introduces strict timeframes for landlords to investigate and repair hazards in social housing, to make sure that issues like damp and mould are no longer left unresolved.

According to the UK government’s official guidance, social landlords must act “promptly and transparently” when hazards are reported, helping to “prevent tragedies like the death of two-year-old Awaab Ishak, whose home was riddled with mould.”*

Why was Awaab’s Law introduced?

Awaab and his family lived together in a flat in Rochdale. Despite making multiple reports about the severe damp and mould growing in their home, their landlord did nothing. As a result, two-year-old Awaab developed a severe respiratory condition that ultimately cost him his life.

Awaab’s Law aims to make sure no family experiences this again. It establishes clear legal duties for landlords to investigate hazards quickly, carry out repairs in a set timeframe, and communicate progress with tenants.

The government guidance emphasises that these new rules “put tenants’ health and safety at the forefront” of housing management and require landlords to have robust policies for inspection, record-keeping, and escalation.

Who does the law apply to?

Currently, Awaab’s Law applies to social landlords, including housing associations and local authorities across England.

These landlords are now legally obliged to follow the investigation and repair timelines detailed in the new timeframes for repairs in the social rented sector regulations.

Although private landlords are not yet covered, the government has indicated that similar standards may be introduced for the wider rental sector under future housing reforms such as the Renters’ Rights Bill.

What are the new timeframes for repairs?

The government guidance sets out specific, legally enforceable deadlines that landlords must meet. These include:

Report acknowledged within 14 calendar days
Social landlords must acknowledge and begin investigating any written complaint of damp, mould, or other health-related hazards within 14 days.
Emergency repairs completed within 24 hours
If a hazard presents an immediate danger to a tenant’s health or safety, (for example, a ceiling collapse or severe black mould,) landlords must start emergency works within 24 hours of being notified.
Non-emergency repairs completed within 7 days
Once the investigation confirms the presence of a hazard, landlords must complete necessary remedial works within 7 calendar days (unless more extensive work is required).
Written confirmation provided to tenants
Tenants must be kept informed in writing throughout the process, including details of what actions will be taken and expected completion dates.

If landlords fail to meet these deadlines, they could face enforcement action from the Regulator of Social Housing or local authorities.

When is the law being rolled out?

The government has confirmed that Awaab’s Law will be introduced in phases to give landlords time to adapt.

Phase 1 – Emergency Health Hazards (from October 2025)
Covers urgent dangers such as damp, mould, gas leaks, or electrical faults.

Phase 2 – Additional Hazards (2026)
Expands to include other serious health and safety issues, such as excess cold, pests, or structural defects.

Phase 3 – Full Implementation (2027)
Applies to the full range of hazards under the Housing Health and Safety Rating System (HHSRS).

This gradual rollout is designed to make sure that all social landlords have adequate systems, resources, and training in place to comply.

How does Awaab’s Law affect landlords?

In practice, Awaab’s Law means landlords must:

Respond swiftly to tenant reports of damp and mould.
Investigate and complete repairs within the mandated timeframes.
Maintain clear records of all reports, inspections, and repairs.
Communicate transparently with tenants throughout.

Failure to comply could result in serious regulatory action, reputational damage, and most importantly, risks to tenant safety.

The government guidance reminds landlords that “prevention is always better than cure”, encouraging regular property inspections and proactive damp-proofing.

Introducing our new Awaab’s Law training course

At iHasco, we’re committed to helping landlords stay compliant, informed, and confident in meeting their new obligations.

That’s why we’ve launched our Awaab’s Law Training course which is designed specifically for social landlords, housing professionals, and anyone seeking to understand the new legislation.

By the end of the course, you will:

Understand the key requirements of Awaab’s Law
Learn about the 14-day, 7-day, and 24-hour legal timeframes
Recognise the health impacts of damp and mould
Discover how to communicate effectively with tenants
Gain confidence in meeting compliance expectations

We’ve been supporting organisations with trusted compliance training for over 30 years. Our Awaab’s Law Training course is approved by the CPD, so you can be confident that your training is built and backed by experts.

Final thoughts

Awaab’s Law represents a landmark shift towards safer, healthier homes. For landlords, it’s not just a legal requirement, it’s a moral responsibility.

With the right knowledge and proactive approach, every property can become a safe place to live.

Start your compliance journey today with our Awaab’s Law Training.