What Is Awaab's Law? A Guide for Landlords

What is Awaab's Law?

As specialists in health and safety training, we've created this guide to help you understand what Awaab's Law is and why it matters. This new legislation will change housing safety standards across the UK. So, whether you're a landlord, a tenant or a housing professional, you need to know what's coming.

Our expert-designed training courses on damp and mould can help you stay compliant.

What is Awaab's Law? A simple introduction

As part of the Social Housing (Regulation) Act 2023, a new piece of legislation called Awaab’s Law is being introduced to UK law. Its aim is to set dedicated time limits for landlords of social housing to fix dangerous problems in the housing they rent.

The fact that the law is making these time limits part and parcel of tenancy agreements means that for the first time ever, tenants can take legal action if their landlord doesn’t see to serious issues within the given timeframes.

It’s a huge change to social housing rules - the biggest of its kind in over ten years.

The importance of keeping mould in check is supported by various pieces of legislation, including the Health and Safety at Work etc. Act 1974, which outlines clear responsibilities for both employers and employees in maintaining a safe and healthy working environment.

Why is it called Awaab's Law?

The law takes its name Awaab Ishak, a two-year-old boy who sadly died in December 2020 after developing breathing difficulties as a direct result of mould in the social housing he and his family lived in.

Although his parents complained many times about the mould, their landlord, Rochdale Boroughwide Housing, didn't fix it. Worse still, they blamed the family for causing the problem.

Awaab's parents, along with the Manchester Evening News and Shelter, campaigned for the introduction of this law to make sure no other family goes through what they did.

The law became official in July 2023 and exists as a tribute to Awaab and a promise that landlords must take health risks seriously.

What is Awaab's Law trying to achieve?

Awaab’s Law doesn’t cover all issues in housing, but it does help to set clear deadlines for landlords for dealing with dangerous ones to ensure that delays don’t lead to serious harm and more deaths.

If landlords don't meet these deadlines, tenants can take them to court, meaning real consequences for non-compliance.

When does Awaab's Law come into effect?

The law starts on 27 October 2025, however, it's being introduced in 3 stages:

October 2025: This first phase covers damp and mould problems that seriously risk people's health. Emergency remediation must take place within 24 hours.

2026: This stage extends the deadline to include more hazards like heating problems, electrical faults, fire risks, and hygiene issues.

2027: The final part of the rollout covers almost all housing safety hazards that could seriously harm residents.

The government opted for a phased approach to allow the housing sector time to adapt and build capacity to meet the new requirements.

Why is it phased?

You might be wondering why all of these changes haven’t been introduced at once. The phased approach allows the housing sector time to adapt, as well as a few other practical reasons:

• The initial introductory phase gives time to see how these new rules have been adopted in practice and make adjustments before the full rollout.
• These strict deadlines mean housing providers will need to act within days, not weeks or months. That puts capacity strain on housing officers, repair contractors, resources and tracking systems. The phased approach gives them time to adapt.
• The first phase establishes the landlord’s responsibility for mould and damp repairs, crucial hazards that need to be addressed in social housing rapidly.
• Rolling out these changes gradually prevents the social housing system from being overwhelmed and making the situation worse for tenants.

Who does Awaab's Law apply to?

Right now, it only applies to social housing. That means council homes and housing association properties.

But this is changing. The government recently announced plans to extend the law to private landlords too, so eventually all landlords will need to follow these rules. Following the guidelines early means private landlords are prepared ahead of time.

What will landlords have to do under Awaab's Law?

Here's what landlords must do when Awaab's Law starts.

Investigate problems quickly

When someone reports damp or mould, landlords have 10 working days to investigate. In this time they need to find out if there’s a problem and how serious it is.

Provide written reports

Within three working days of finishing the investigation, landlords must give tenants a written report. This has to include:

• What issues they found
• What they're going to do remedy it
• When the work will happen
• Who to contact with any questions

Start repairs rapidly

If the problem seriously risks someone's health, landlords have just five working days to make the property safe. They might need to do temporary work first and then make more permanent fixes later. The key is that the threat to health is dealt with immediately.

Finish the job properly

Any follow-up work to stop the problem from coming back must be done within 12 weeks. All repairs must be completed within a reasonable time.

Handle emergencies immediately

Any emergency repairs must be investigated and fixed as soon as possible at a maximum of within 24 hours.

Offer alternative housing

If landlords can't make the property safe within the timescales set out above, they must pay to house tenants elsewhere temporarily.

Keep proper records

Finally, they have to keep detailed records of everything they do. This includes all messages with tenants and contractors. That way, there’s full transparency between all parties and a record in case the situation needs to be escalated.

What does Awaab's Law mean for tenants?

Tenants gain new rights and protections from Awaab’s law:

• If your landlord doesn’t meet deadlines, you can take them to court
• You’ll receive clear timings on when repairs will take place
• Serious problems will be dealt with rapidly, rather than living in limbo

However, tenants still have a responsibility to report any issues clearly and grant access for inspections and repairs. Landlords can only be held accountable if they have been notified about any issues.

What types of hazards does Awaab's Law cover?

It starts with damp and mould, but once the phased approach is rolled out, it will eventually include:

• Heating problems
• Electrical faults
• Fire risks
• Structural issues and falling hazards
• Water supply problems
• Pest infestations
• Poor hygiene facilities e.g. Broken or inadequate toilets, showers or drainage

Eventually, all 29 of the HHSRS hazards will be covered by this legislation, creating a safety net for all serious issues with their housing that tenants might face.

What is the HHSRS?

The Housing Health and Safety Rating System (HHSRS) has been the official system used to assess housing hazards in England since 2006. It lists 29 different types of hazards that can make homes unsafe.

The system puts hazards into two categories:

Category 1: The most serious hazards that could cause death or major injury

Category 2: Less serious but still significant

Under Awaab's Law, even Category 2 hazards can trigger the same strict timescales as Category 1 hazards if they pose a significant risk to the people living in the property.

This is important because what's safe for one person might be dangerous for another - like mould affecting someone with asthma.

What should landlords be doing to prepare?

With October 2025 approaching, social landlords need to start preparing now. Plus, we’d advise private landlords also get familiar with this system, as the government has made it clear it will be rolled out to all landlords in the near future.

Here’s what to do:

1: Check your current systems

Assess how you currently handle repairs now. Check how long they usually take from first reporting to when interim and permanent solutions are in place. Think about what needs to change to help you meet the new deadlines. This might be hiring more staff, finding additional contractors, or upgrading your booking and tracking systems.

2: Train your staff

All of your team needs to know how to identify when an issue is serious and how to follow the process we’ve outlined above. They need to be clear and confident in their own responsibilities towards this process.

3: Improve your record keeping

Part of the new legislation is keeping detailed records. If you don’t currently have a record keeping system, it’s time to create one and train any staff on how to use it.

4: Plan for emergencies

Needing to respond to a range of emergency situations means having a network of reliable tradespeople (like plumbers and electricians) who can service them, on the other end of a phone. Remember to ask if they’re available out of hours, as it might be a necessity to make repairs within the initial 24 hour window.

Start a new budget for becoming compliant

The reality is that meeting the new deadlines can cost landlords more in emergency call out fees and premium rates. Providing the assistance isn’t optional, so create a contingency fund for these occasions.

Awaab's Law summary

Let’s quickly summarise the key takeaways to know about the introduction of Awaab’s Law and what you need to know, especially if you’re a social housing tenant or social housing landlord.

The new law is coming in a three-phase rollout:

October 2025: Damp and mould hazards

2026: Heating, electrical, fire, and hygiene hazards

2027: All remaining housing safety hazards

Timescales for damp and mould (from October 2025):

• 10 working days to investigate reported problems
• 3 working days to provide written summary of findings
• 5 working days to start repairs for serious health risks
• 24 hours maximum for emergency repairs
• 12 weeks to complete follow-up work
• Offer alternative accommodation if property can't be made safe

These same timescales will likely apply to all other hazards when the law extends in 2026 and 2027.

A get ready checklist for social housing landlords:

• Review current repair processes and timescales
• Train staff on hazard recognition and response
• Improve record keeping systems
• Secure 24/7 emergency repair contractors
• Budget for faster response times and compliance costs
• Develop clear emergency procedures

How Virtual College can help

We understand that damp and mould awareness is crucial for compliance with Awaab's Law. Our training courses help landlords, property managers, and housing professionals understand their responsibilities.

We break down complex regulations into practical knowledge you can use. Our courses cover how to identify problems, assess risks, and respond appropriately.

Whether you manage a few properties or thousands, we can help your team get ready for Awaab's Law with our clear, practical training, designed by experts who understand the housing sector.

**Sign up for our **online damp and mould training course today.

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