Awaab’s Law

Awaab's Law is a set of legally binding obligations on social housing landlords to investigate and remedy hazardous conditions, primarily damp and mould, and emergency hazards, within strict statutory timescales. It is formally known as the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, made under Section 42 of the Social Housing (Regulation) Act 2023, and came into force on 27 October 2025. The law is named after Awaab Ishak, a two-year-old boy who died in December 2020 from a respiratory condition caused by prolonged exposure to damp and mould in his social housing home in Rochdale. The coroner's inquest found that his family had reported the mould repeatedly, and that their landlord, a housing association, had failed to take necessary action. The inquest and a subsequent Prevention of Future Deaths report led directly to the legislative response that became Awaab's Law.

Who Awaab's Law currently applies to

Awaab's Law currently applies to social housing landlords only, local authorities and private registered providers of social housing such as housing associations. It does not currently apply to private landlords.

The Renters' Rights Act 2025 contains a power to extend Awaab's Law to the private rented sector, but the regulations needed to bring that extension into force have not yet been made. No confirmed date has been announced for the private sector extension at the time of this entry. Private landlords should monitor developments closely, as the government has stated clearly that extension to the PRS is its intention.

The timescales: what social landlords must do

Phase 1 of Awaab's Law sets binding timescales in three categories:

Emergency hazards - issues that pose an immediate and significant risk to health or safety, including gas leaks, significant electrical faults, major structural failure, serious water ingress, and serious damp or mould affecting vulnerable occupants. Social landlords must investigate and make the property safe within 24 hours of becoming aware of the hazard. No written report is required before action is taken.

Significant damp and mould - conditions that pose a significant risk of harm but do not require the immediate 24-hour response. Social landlords must investigate within 10 working days of the hazard being reported. A written summary of findings must be provided to the tenant within 3 working days of the investigation. The landlord must then make the property safe within a further 5 working days of completing the investigation.

Where the landlord cannot complete repairs within the statutory timescales, for instance due to a shortage of materials or specialist contractors, they must arrange suitable alternative temporary accommodation for the tenant at the landlord's expense until the property is safe.

Compliance records are mandatory. Landlords must document all reports, inspection dates, actions taken, contractor visits, written summaries, and the outcomes of any investigation. These records are the primary evidence in any enforcement or court action.

Phased rollout: what comes next

Awaab's Law is being implemented in three phases:

Phase 1 (from 27 October 2025): Emergency hazards and significant damp and mould hazards in social housing. In force.

Phase 2 (from 2026): Extended to a wider range of HHSRS hazards beyond damp and mould, including excess cold and heat, fire and electrical hazards, falls, and structural defects.

Phase 3 (from 2027): Extended to the remaining hazards defined by the Housing Health and Safety Rating System (HHSRS), excluding overcrowding.

What about private landlords?

Awaab's Law does not currently apply to private landlords. However, private landlords already carry substantial legal obligations to address hazardous conditions under existing legislation. Private landlords already have obligations to address damp, mould, and other hazards under Section 11 of the Landlord and Tenant Act 1985, which requires landlords to repair the structure, exterior, and installations of a dwelling, and the Homes (Fitness for Human Habitation) Act 2018, which requires all rented homes in England to be fit for human habitation at all times. The HHSRS framework under the Housing Act 2004 also gives local councils the power to inspect private properties for hazards and require remediation.

Awaab's Law does not change these existing private landlord duties, but when the private sector extension is eventually brought into force, it will add mandatory timescales to the obligation to respond. The practical effect is that private landlords who already have good repair reporting and response processes in place will be far better positioned to comply when the extension arrives.

In our experience working with self-managing landlords across the UK, damp and mould is one of the most common triggers for tenant complaints, local authority enforcement action, and disrepair claims, regardless of whether Awaab's Law yet applies. Landlords who respond promptly to repair reports, keep records of what was reported and when, and document the actions they took are in a significantly stronger position if a complaint is later made.

August's maintenance reporting feature lets tenants log repair requests directly, creating a timestamped record of when a hazard was first reported, the kind of documentation that matters most when timescales and response obligations are at issue.

Awaab's Law is also part of the Renters' Rights Act 2025 reform framework, though unlike the tenancy and possession changes that came into force on 1 May 2026, the extension to private landlords requires separate regulations. Private landlords should check gov.uk for the most up-to-date position on timing.

For practical guidance on identifying, treating, and preventing damp and mould in rental properties, and what the future extension is likely to require in practice, see our guide to preventing damp and mould under Awaab's Law.

Frequently asked questions

Does Awaab's Law apply to private landlords? 

Not yet. Awaab's Law currently applies to social housing landlords, local authorities and housing associations only. The Renters' Rights Act 2025 contains a power to extend it to the private rented sector, but no regulations bringing that extension into force have been made as of May 2026. Private landlords remain subject to existing duties under Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018.

What happens if a social landlord fails to comply with Awaab's Law? 

A tenant whose social landlord fails to meet the Awaab's Law timescales can bring a claim for breach of contract in the county court, as the law's requirements are implied as terms of the tenancy agreement. Tenants can also complain to the Housing Ombudsman, which can investigate, award compensation, and issue maladministration findings. The Regulator of Social Housing also has enforcement powers over registered providers who fail to meet the standards.

What counts as an emergency hazard under Awaab's Law? 

Emergency hazards are issues that pose an immediate and significant risk of harm to a tenant's health, for example dangerous electrical faults, damaged external doors or windows creating a security risk, and major water leaks. Gas leaks and heating failures that leave a vulnerable tenant without heating or hot water are also treated as emergency hazards. These must be investigated and made safe within 24 hours of being reported. 

When was Awaab's Law introduced? 

Awaab's Law was enabled by Section 42 of the Social Housing (Regulation) Act 2023, which received Royal Assent in July 2023. The operative regulations, the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, came into force on 27 October 2025. Phase 2 (covering additional HHSRS hazards) is expected in 2026.