Awaab’s Law is a new piece of UK housing legislation that requires landlords, initially social landlords, to investigate and resolve serious housing hazards such as damp and mould within strict timeframes.
The law is named after Awaab Ishak, a two-year-old boy who sadly passed away in 2020 after prolonged exposure to mould in his family’s rented home. His case highlighted severe shortcomings in how housing conditions were handled and sparked a nationwide call for change.
Why Awaab's law was introduced
Awaab’s death revealed major failings in the way damp and mould were managed in social housing. Government data showed that thousands of homes across the country contained Category 1 hazards under the Housing Health and Safety Rating System (HHSRS).
Awaab’s Law was therefore introduced to ensure landlords act quickly when tenants raise safety concerns. The aim is to drive up housing standards, strengthen tenant protection and improve accountability across the housing sector.
Key requirements for social landlords
From 27 October 2025, new regulations for social housing providers in England take effect. These include:
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Emergency action: Landlords must investigate reports of hazards within 24 hours and take immediate action if there’s a risk to health or safety.
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Standard investigations: Significant hazards must be fully investigated within 10 working days.
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Tenant updates: Landlords must issue a written summary of findings within 3 working days of the investigation.
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Preventive action: Steps to prevent a hazard from recurring must begin within 5 working days, or physical work must start within 12 weeks if delays are unavoidable.
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Clear communication: Tenants must be kept informed throughout the process, with advice on how to stay safe.
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Accurate records: Social landlords must maintain up-to-date records of tenant engagement, inspections and repairs to demonstrate compliance.
From 2026–2027, Awaab’s Law will extend to cover more hazards, including excess cold or heat, fire safety issues, and electrical risks, eventually encompassing all HHSRS categories.
What this means for landlords
For landlords managing or owning social housing, Awaab’s Law introduces clear legal responsibilities and shorter response times. You must ensure that repair systems are efficient, communication with tenants is prompt, and maintenance work is properly logged.
Even private landlords should take note, this legislation signals a broader shift toward tighter safety standards across all rental sectors. Being proactive now will help avoid legal exposure later.
Failure to meet these standards could result in financial penalties, reputational harm and possible regulatory action. Robust property management systems are therefore more essential than ever. Reeds Rains already has these robust property management systems in place as part of our fully managed service for private landlords, ensuring that maintenance issues are handled quickly, records are kept accurately, and tenants’ homes remain safe, compliant and well cared for.
What this means for tenants
Tenants in social housing now have stronger legal protection. When a hazard such as damp or mould is reported, landlords are legally required to investigate, provide written updates and carry out timely repairs.
If a landlord fails to meet these obligations, tenants can escalate the issue through the Housing Ombudsman, the courts, or relevant authorities. This ensures accountability and promotes safer, healthier living conditions.
How to stay compliant with Awaab's Law
Awaab’s Law marks a significant step forward in improving housing standards across the UK. It reminds landlords that homes are not merely assets, they are vital to people’s wellbeing.
By adopting the principles of Awaab’s Law early, landlords can strengthen their compliance record, reduce risks, and enhance tenant trust. Likewise, tenants can feel more confident that their voices will be heard and their living conditions safeguarded.
If you would like to discuss any of the information in this article with your local expert lettings team, book a lettings review today, and they’ll be in touch to offer guidance and support.
The Reeds Rains Content Marketing Team
