Awaab’s Law is the name given to the new set of regulations introduced in the UK that require landlords, initially social landlords, to address serious housing hazards (starting with damp and mould) within fixed time frames.
The law is named after Awaab Ishak, a two-year-old boy who tragically died in December 2020 due to prolonged exposure to mould in his family’s rented home.
Why was it introduced?
- The death of Awaab highlighted serious failures in how mould and damp hazards were handled in social housing.
- Statistics showed a significant number of social-rented houses had damp, mould or other Category 1 hazards under the Housing Health and Safety Rating System (HHSRS).
- The legislation is part of a drive to improve housing quality, tenant safety and landlord accountability.
Key requirements (for social landlords)
From 27 October 2025 the regulations (for social housing providers in England) came into force. Some of the main requirements include:
- Investigate within 24 hours of the report (and take emergency action where appropriate).
- Investigate significant hazards within 10 working days
- Produce a written summary of findings to present to the tenant within 3 working days
- To begin or take steps to begin preventative work to prevent a significant or emergency hazard recurring within 5 working days. (And if work can’t begin within 5 working days, work must physically start within 12 weeks.)
- Keep the tenant updated throughout the process and provide information on how to keep safe.
- It is important that social housing providers keep accurate and up to date information about their residents/tenants, plus records to demonstrate engagement, investigations, and any communication with tenants.
- Once the social landlord providers become aware of the issue, they are responsible for investigating and following the timeframes.
- From 2026 to 2027, the law is due to widen to include further hazards beyond damp/mould, e.g. excess cold/heat, fire, and electrical hazards,, this will extend to the remaining HHSRS hazards.
What this means for landlords
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If you manage or own social-rented homes, Awaab’s Law means you must ensure your properties are free from serious hazards, and you have the systems to respond quickly when issues are reported.
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Even if you’re in the private rented sector, this law signals the government’s intention to bring stronger duties to that sector too, so being proactive is wise.
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Your maintenance and repair processes need to be robust: reporting, recording, investigating, repair-timing, communication with tenants must all meet these higher standards.
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Failure to comply can lead not only to reputational damage but also to legal action, regulatory scrutiny and compensation claims.
What this means for tenants renting social housing
- You have stronger protections: if you report a damp/mould or hazard issue, the landlord must act, investigate and follow the timescales.
- You should expect written feedback within the law’s timeframes, records of the investigation, and prompt remedial action.
- If your landlord fails to act appropriately, you may have recourse via the courts, via the Housing Ombudsman or via other regulatory bodies.
Looking ahead
Awaab’s Law is a significant development in housing regulation. While the first phase focuses on social housing and on damp/mould hazards, the broader implications are clear: landlords must treat housing as not just a financial asset but as a safe environment for people. By embracing these changes early, landlords can turn compliance into a competitive advantage, promoting better-quality homes, happier tenants, fewer complaints and a stronger reputation.
If you would like to discuss any of the information in this article with your local expert lettings team, book a lettings review and they will be in touch.
The Your Move Content Marketing Team
