Awaab’s Law explained: the essentials for social housing providers

What is Awaab’s Law?

Awaab’s Law represents a significant shift in the regulatory landscape for social housing providers in England and Wales. Introduced in response to the tragic death of two-year-old Awaab Ishak in 2020, which was caused by prolonged exposure to mould in his family’s social housing flat, the law aims to ensure that no tenant is left living in unsafe or unhealthy conditions due to inaction or delay.

The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, known as Awaab’s Law, were laid before Parliament on 25 June 2025 and are expected to come into force on 27 October 2025.

Awaab’s Law will apply to providers of social housing in England and Wales and whilst social landlords already have obligations to maintain their properties and ensure they are fit for human habitation, Awaab’s Law reinforces these duties with specific timescales and detailed procedures, requiring landlords to tighten their processes and improve their responsiveness.

This article is the first in a series designed to help social housing providers understand and prepare for Awaab’s Law. We will explore what the law requires, the practical challenges it presents, and the steps social landlords should be taking now to ensure compliance and protect their tenants. Here, we introduce the key principles of Awaab’s Law.

Draft guidance for social housing providers

As the implementation date for Awaab’s Law approaches, social housing providers are seeking clarity on how to meet the new legal requirements in practice. To support this, the government has published draft (non-statutory) guidance aimed at helping social landlords interpret and apply the law effectively. The draft guidance helps answer some of the previously unanswered questions around timeframes and terminology used and covers the first phase of implementation which deals with damp and mould. It will be updated in advance of the other provisions being implemented.

Understanding key terms in Awaab’s Law

Before looking at the detail, it is important to understand some of the key terms used in Awaab’s Law.

• Emergency hazard: a relevant hazard that poses a risk of harm to the occupier’s health or safety that a reasonable landlord with the relevant knowledge would take steps to make safe within 24 hours. Examples include:
  • gas leaks;
  • broken boilers;
  • total loss of water supply;
  • electrical hazards such as exposed wiring;
  • significant leaks;
  • broken external doors or windows that present a risk to home security;
  • prevalent damp and/or mould that is having a material impact on a tenants health; and
  • significant structural defects or disrepair.
• Significant hazards: a relevant hazard that poses a risk of harm to the occupier’s health or safety that a reasonable landlord with the relevant knowledge would take steps to make safe as a matter of urgency (but not within 24 hours).
• Relevant hazard: a hazard affecting a social home that is a prescribed hazard where:
  • in relation to a significant hazard, the risk of harm is associated with exposure to damp, mould or fungal growth; or
  • In relation to an emergency hazard, the risk of harm is not associated with a lack of adequate space for living and sleeping (or either of those things).
• Relevant knowledge: the knowledge that the landlord of the social home has, or reasonably ought to have, about the health and circumstances of the occupier. This is important as it will help determine whether a hazard is a significant or emergency hazard.

Key provisions of Awaab’s Law

Awaab’s Law introduces several key obligations for social landlords.

• Categorise type of hazard: social landlords are responsible for identifying the type of hazard present, whether it qualifies as an emergency or significant hazard. The assessment should be based on all information available to them including the specific circumstances and the characteristics of the tenant. Landlords may become aware of a hazard in a number of different ways such as routine inspections, reports from contractors or third parties or direct complaints from tenants. The date that a landlord becomes aware of the hazard is considered ‘day zero’ in relation to applicable response timelines.
• Investigation of emergency hazards: social landlords must do both of the following as soon as practicable and within 24 hours:
  • investigate the potential emergency hazard; and
  • if the investigation confirms it is an emergency hazard, complete relevant safety work.
• Investigation of other potential hazards: social landlords must investigate potential hazards, including significant hazards, within 10 working days of being made aware of them.
• Written summary of findings: within three working days of completing the investigation, landlords must provide the tenant with a written summary outlining whether the issue constitutes a standard, significant, or emergency hazard. This summary should include the findings, the proposed next steps, and the expected timelines for any necessary repairs.
• Repair works: if a hazard poses a significant hazard, safety works must begin within five working days of the investigation concluding. If further supplementary works are required and they cannot be undertaken within five working days, this must be done as soon as possible, and repair works must commence within 12 weeks.
• Completion of repairs: repairs must be completed within a reasonable time period, considering the nature of the work and the needs of the tenants.
• Alternative accommodation: if repair works cannot be carried out within the specified timescales, landlords must offer suitable alternative accommodation to the tenants until the hazard is fully resolved.
• Record keeping: social landlords must keep tenants updated throughout the process and should keep clear records of all attempts to comply with the law, including correspondence with tenants and contractors. This documentation can serve as a defence in legal actions if compliance was genuinely impossible.

Implementation timeline

The government has planned a phased approach for the implementation of Awaab’s Law. This ensures that landlords have sufficient time to adapt while still prioritising tenant safety.

• Phase 1 (October 2025): social landlords must address significant damp and mould that present a serious risk of harm within set timescales and complete emergency repairs within 24 hours.
• Phase 2 (2026): expanding requirements to hazards which pose a significant risk to include a wider range of hazards such as excess cold/heat, falls, structural collapse, fire, and electrical hazards.
• Phase 3 (2027): applying the law to all remaining hazards defined by the Housing health and Safety Rating System where they present a significant risk, excluding overcrowding.

Time to act: what Awaab’s Law means for social landlord

As Awaab’s Law marks a new era of accountability and tenant safety, social landlords must take decisive steps to ensure compliance and build trust. This means moving beyond reactive repairs and embedding a proactive, prevention-first approach into everyday operations. Landlords should invest in robust inspection and reporting systems, train staff to identify and act on health-related hazards and ensure that tenants are heard and supported throughout the process.

Conclusion

Awaab’s Law marks a pivotal moment in the regulation of social housing, placing tenant safety and landlord accountability at the forefront of housing policy. By introducing clear definitions, strict timelines, and a phased implementation plan, the law compels social landlords to act swiftly and decisively in addressing health and safety hazards, particularly those related to damp and mould.