Awaab’s Law, named in memory of two-year-old Awaab Ishak, becomes legally binding for all social housing landlords in England on October 27, 2025. It introduces strict, phased timeframes for investigating and fixing serious hazards in a tenant’s home. The law’s initial phase focuses on emergency hazards and damp and mould that pose a “significant risk of harm.” Landlords must be prepared to respond and make a property safe within tight deadlines, or face legal action from tenants. The law shifts from a hazard-centric to a person-centric approach, requiring landlords to consider a tenant’s individual health and circumstances when assessing risk. This guide breaks down the new requirements and provides crucial advice for preparing your organisation. If you don’t have time to read the whole post or are just looking for some info, check out our damp survey services or mould removal services to learn more.
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What Awaab’s Law means for social landlords
A phased approach to hazard management
Critical deadlines: Awaab’s law timeframes
What Awaab’s law means for you
The countdown begins: Awaab’s law and what it means for social landlords
The UK housing sector is on the brink of a significant change. Awaab’s Law, a pivotal new piece of legislation, is set to come into force on October 27, 2025. This law will introduce stringent, legally binding requirements for social landlords, mandating a swift and decisive response to serious hazards in tenants’ homes. This article provides a comprehensive overview of the law, its phased implementation, and the crucial steps you, as a social landlord, must take to ensure full compliance.
In memory of Awaab: The context of the new law
Awaab’s Law is named in memory of two-year-old Awaab Ishak, whose tragic death in 2020 was a direct result of a severe respiratory condition caused by prolonged exposure to mould. His family’s repeated complaints to their social landlord went unanswered for three years, a heartbreaking failure that highlighted a critical need for reform. This legislation is a direct response to such failings, creating a legal “backstop” that empowers tenants to hold their landlords accountable.
The law will, in legal terms, be “implied” into every social housing tenancy agreement. This means that if a landlord fails to meet its requirements, a tenant can take legal action for a breach of contract. While many landlords already have robust repair policies, Awaab’s Law sets a new, non-negotiable legal standard.
A phased approach to hazard management
The implementation of Awaab’s Law will be a phased process, starting with the most critical issues and gradually expanding to cover a wider range of hazards. However, it’s essential to understand that this phased approach does not provide a grace period for addressing other dangerous issues. Social landlords must continue to uphold their existing legal duties to maintain safe and habitable homes, including addressing all “Category 1” hazards under the Housing Health and Safety Rating System (HHSRS).
Phase 1: Launching October 27, 2025
The initial phase will focus on two key areas:
- All emergency hazards.
- All damp and mould hazards that pose a “significant risk of harm.”
The government’s intention is to take a “test and learn” approach, implementing lessons from this first phase to refine the policy. This initial focus on damp and mould is a direct reflection of the circumstances that led to the law’s creation.
Phase 2: Expected in 2026
The scope of Awaab’s Law will broaden considerably in 2026 to include a range of other hazards that pose a significant risk of harm. These include:
- Excess cold and excess heat: Ensuring properties maintain a comfortable and safe temperature.
- Falls on stairs, level surfaces, and between levels: Addressing structural issues that could lead to serious injury.
- Structural collapse and explosions: Responding to the most severe and immediate threats to a property’s integrity.
- Fire and electrical hazards: Ensuring all wiring and fire safety measures are up to standard.
- Domestic and personal hygiene, and food safety: This phase will address issues that affect a tenant’s ability to maintain a hygienic living environment.
Phase 3: Expected in 2027
The final phase will extend the law to cover virtually all remaining HHSRS hazards, with the exception of overcrowding. This comprehensive approach underscores the government’s commitment to ensuring all social housing is safe and well-maintained. Landlords are advised to prepare for this full-scale implementation now, reviewing their policies and procedures to ensure they can manage this future expansion.
Critical deadlines: Awaab’s law timeframes explained
One of the most significant changes introduced by Awaab’s Law is the introduction of strict, legally enforceable timeframes. The clock starts ticking the moment a landlord becomes “aware” of a potential hazard. This awareness can come from a tenant report, a third-party notification, or even an internal inspection. The day this awareness occurs is “Day Zero,” with the clock starting the next working day.
Here is a breakdown of the specific timelines you must follow:
Responding to a Potential Significant Hazard
A significant hazard is defined as one that poses a “significant risk of harm” to a tenant’s health or safety, a risk that a “reasonable lessor” would take steps to make safe “as a matter of urgency.” This assessment must be person-centred, considering the specific vulnerabilities of the tenant, such as age, health conditions, or disability.
- Investigation: You must investigate the hazard within 10 working days of becoming aware of it.
- Written Summary: Within 3 working days of concluding the investigation, you must provide the tenant with a written summary of your findings.
- Safety Works: If the investigation confirms a significant hazard, you must complete the relevant safety work within 5 working days of concluding the investigation.
- Further Works: Any supplementary work required to prevent the hazard from reoccurring must begin or be initiated within 5 working days. If this isn’t possible, the work must physically start within a maximum of 12 weeks.
- Alternative Accommodation: If the property cannot be made safe within these timeframes, you must provide suitable alternative accommodation for the household at your expense until the hazard is fully resolved.
Responding to a Potential Emergency Hazard
An emergency hazard is one that poses an “imminent and significant risk of harm” that a reasonable landlord would address within 24 hours. These are issues that could cause immediate harm, such as a gas leak, exposed electrical wiring, a broken boiler in cold weather, or significant structural defects.
- Investigation and Safety Work: You must investigate and complete all relevant safety work to make the property safe within a tight 24-hour timeframe.
- Alternative Accommodation: If the property cannot be made safe within 24 hours, you must immediately offer and secure suitable alternative accommodation for the tenant.
- Written Summary: A written summary of the investigation and its findings must be provided to the tenant within 3 working days of the conclusion (if applicable).
The person-centred approach: What this means for you
The guidance for Awaab’s Law explicitly states that it does not require a full HHSRS assessment. Instead, it uses a more straightforward, person-centred approach. This means that a hazard doesn’t have to be a formal “Category 1” under HHSRS to be in scope. A tenant with a pre-existing health condition, for example, may be at a “significant risk” from a damp and mould issue that might otherwise be scored as a less serious “Category 2” hazard.
Landlords must therefore consider the individual circumstances of each tenant. You should be aware of any health conditions, disabilities, or other factors that could be exacerbated by a hazard. It is crucial to collect and record this information sensitively and securely.
It is also explicitly stated that landlords must not make assumptions about the underlying causes of a hazard. For example, assuming that damp and mould are simply due to a tenant’s “lifestyle” is unacceptable. Everyday activities like cooking and bathing are unavoidable and unlikely to be considered a breach of contract. Landlords must investigate thoroughly to determine the true cause of the issue before deciding if it falls outside the scope of Awaab’s Law.
Your defence: The “Reasonable Steps” clause
Awaab’s Law provides a defence for social landlords who have taken “all reasonable steps to comply with the requirements” but were unable to do so for reasons “beyond their control.” This could include issues like a supply chain disruption for a specific part or an extreme weather event preventing access to a property. This defence, however, will be closely scrutinised by the courts. Landlords will need to demonstrate a proactive and diligent effort to meet their obligations, even in the face of challenges.
Final actions: Preparing for October 2025
Awaab’s Law is set to redefine the relationship between social landlords and their tenants, placing a new emphasis on speed, accountability, and tenant safety. As a landlord, it is imperative that you:
- Review and Update Your Policies: Ensure your current repair and maintenance policies are fully aligned with the strict timeframes and person-centred approach of Awaab’s Law.
- Train Your Staff: All employees, from maintenance officers to administrative staff, must be trained on the new procedures. They must understand the importance of immediate reporting and escalation to ensure “Day Zero” is correctly identified.
- Engage with Tenants: Provide clear information to your tenants on how to report hazards effectively. This will help you become aware of issues promptly and start the resolution process without delay.
- Consider Technological Solutions: Investing in environmental monitoring systems could help you proactively identify potential hazards like damp and mould before they become a serious risk, aiding in compliance.
Awaab’s Law is a significant challenge, but it is also an opportunity to reaffirm your commitment to providing safe and decent housing for all your tenants. Are you fully prepared for these new legal obligations?
UK Landlords: Frequently asked questions
What is the difference between a "significant hazard" and an "emergency hazard"?
A significant hazard is one that a reasonable landlord would address “as a matter of urgency,” considering the tenant’s specific circumstances. An emergency hazard, however, poses an “imminent and significant risk of harm” that must be made safe within 24 hours.
Does Awaab's Law apply to every type of housing?
Awaab’s Law applies to almost all social housing occupied under a tenancy and let by a registered provider. It does not apply to long leaseholds, owner-occupied homes, or low-cost home ownership properties like shared ownership.
What happens if I can't get a repair done within the specified timeframes?
If you have a legitimate reason for not being able to meet the deadline (e.g., a supply chain issue or access problem), you have a “reasonable steps” defence. However, you must be able to prove you made every effort to comply, and in many cases, you will still be required to offer suitable alternative accommodation at your expense.
What if a tenant's "lifestyle" is causing the issue, such as damp and mould?
The guidance is clear: landlords must not assume a tenant’s lifestyle is the cause of a hazard. Everyday activities like cooking and washing are unavoidable. You are still responsible for investigating the underlying cause, which is often a structural deficiency, and addressing the issue according to Awaab’s Law timeframes.
How will I know when the "clock starts ticking" on a repair request?
The clock starts the moment you, as the social landlord, become aware of a potential hazard. This includes being notified by a tenant, a third party, or even discovering an issue during a routine inspection. It is crucial to have robust internal procedures to ensure that all reports are logged and escalated immediately to avoid delays.
Tahlia Ibrahim - Delivery Manager
Tahlia has over four and a half years of in-depth experience across various facets of the disaster recovery industry. Having progressed through roles in marketing and sales to her current position, Tahlia possesses a comprehensive understanding of the entire business operation, from initial client contact to meticulous service delivery. A certified BioSweep Specialist, she excels in advanced odour elimination techniques, ensuring thorough restoration.
