Awaab's Law was introduced in memory of two-year-old Awaab Ishak, who died tragically in 2020 as a result of a severe respiratory condition due to prolonged exposure to mould in his home. Awaab’s Law marks a significant shift for social housing providers.

For the first time, there is a clear legal expectation around how quickly landlords must act to address significant or emergency hazards. It is a change that directly affects how we plan, prioritise, and respond to issues like damp, mould, and condensation within the homes we own and manage. 

Awaab's Law currently only applies to the social rented sector. The guidance addresses registered providers of social housing (social landlords) who are registered with the Regulator of Social Housing. They may be local authorities or private registered providers of social housing (such as housing associations).

You must assess whether a hazard is an emergency or significant hazard by evaluating the severity of the risk, the nature of the defect, and the specific, unique circumstances of the household.

Landlords must provide tenants with a written summary of findings within 3 working days of an investigation concluding.

Awaab's Law is being implemented in a phased approach.

Phase 1: 27th October 2025. 

Phase 2: 30th November 2026.

Phase 3: Expected during 2027.

• Investigate potential emergency hazards immediately and if confirmed, complete safety work as soon as reasonably practicable, and always within 24 hours.
  
• Investigate potential significant hazards within 10 working days.
• Provide written findings to tenants within 3 working days of any investigation concluding.
• Carry out safety work within 5 working days where a significant hazard is identified.
• Begin or take steps to begin supplementary works (to prevent recurrence) within 5 working days, or as soon as reasonably possible and no later than 12 weeks.

Awaab's Law Phase 2 takes effect on 30th November 2026, extending the existing requirements and timescales to apply to more HHSRS hazards, including excess cold, excess heat, and electrical hazards.

If a landlord fails to meet an Awaab's Law timeframe, this may be a breach of the tenancy agreement, as the legally required timeframes are implied terms of social housing tenancy agreements. 

Currently, Awaab's Law applies to all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants.

From 30th November 2026, the law will extend to excess cold, excess heat, falls on the level (including falls on the level, falls on stairs etc., falls between levels), structural collapse, fire and explosions, electrical hazards, and domestic hygiene (including personal hygiene and food safety).

From 2027, the law will extend to the remaining HHSRS hazards, excluding overcrowding.

Awaab's Law currently applies to the social housing sector; however, the law will extend to the private sector through the Renters’ Rights Act.