Awaab's Law
Awaab's Law was introduced following the death of two year old Awaab Ishak, caused by prolonged exposure to mould in social housing. Despite repeated reports, the landlord failed to act. The law strengthens landlord duties on housing hazards.
Under the Social Housing (Regulation) Act 2023 (section 10A, Landlord and Tenant Act 1985), regulations bring Awaab's Law into force in three phases.
Phase 1 - from 27 October 2025
From this date, social landlords must meet fixed timescales to investigate and make safe:
- all emergency hazards (except overcrowding)
- significant damp and mould hazards
Reports made before this date only trigger duties if they are re-reported or get significantly worse.
The law applies to local authorities and housing associations, but not to shared ownership, supported or homeless accommodation, or licences. It does not yet apply to the private rented sector.
What is covered
Landlords are responsible for hazards caused by deficiencies, including defects, disrepair, or poor maintenance, broader than existing section 11 repair duties.
'Emergency hazards' are those that create imminent and serious risk and require action within 24 hours. For example: gas, electrics, serious damp and mould, or loss of heating or water.
Significant damp and mould are urgent but not immediate. Safety works are required within 5 working days.
Vulnerable occupiers (for example: children, pregnant people) may raise a hazard to an emergency.
Hazards caused by tenants or outside the landlord's ownership are not covered, but existing disrepair duties still apply.
Investigations and access
Emergency investigations and works must be done within 24 hours. Other investigations must be done within 10 working days.
Investigations can be remote unless a tenant requests an in person visit.
Tenants must allow reasonable access with at least 24 hours' notice.
Safety works and temporary accommodation
If safety works cannot be completed:
- within 24 hours (emergency hazards), or
- within 5 working days (significant damp and mould)
the landlord must offer suitable alternative accommodation free of charge. Tenants may refuse.
Enforcement
Tenants can:
- complain to the landlord, or
- escalate to the Housing Ombudsman, or
- apply to court for an order or compensation (legal aid may be available)
Future phases
Phase 2 (October 2026) will cover more significant hazards. For example: cold, heat, fire, electrics, falls, and structural risks.
Phase 3 (October 2027) will cover all remaining significant hazards except overcrowding.
Private rented sector
The Renters' Rights Bill will extend Awaab's Law to private renting at a later date, from 2027 at the earliest.
For further information, see the guidance for landlords and tenants on GOV.UK:
