Awaab’s Law is set to come into force on 27 October 2025 and, according to the Housing Ombudsman and the official UK Government portal, introduces legally binding timeframes for social landlords to deal with damp, mould, and urgent housing hazards in England.
Named in memory of Awaab Ishak, a two-year-old who tragically died in 2020 from respiratory illness linked to untreated mould in his home, the law aims to create a legal backstop for tenants when their landlord fails to act.
While the first phase focuses on damp and mould hazards, the law is designed to be phased in to cover more Housing Health and Safety Rating System (HHSRS) hazards over time (excess cold/heat, structural issues, fire, hygiene etc.).
Why Awaab’s Law matters
- Tenant protection: It ensures that social landlords must repair serious damp, mould, and other immediate hazards within legally enforceable deadlines.
- Accountability: Tenants can hold landlords to account via legal claims for breach of contract, complaints mechanisms, and recourse to the Housing Ombudsman.
- Health & safety: Damp and mould already comprise roughly 50% of the Housing Ombudsman’s casework, posing real risks to respiratory health, especially for vulnerable occupants.
- Standardised process: The law brings consistency in how hazards are triaged, investigated, communicated and remedied across the social housing sector.
Scope and applicability of Awaab’s Law
Which properties and landlords are covered
- Awaab’s Law applies to social housing let under a tenancy by registered providers (local authorities or housing associations) in England.
- Excluded: Owner-occupied homes, long leaseholds, shared ownership schemes, and housing occupied under licence (rather than tenancy).
- The social landlord must have repair responsibility for the hazard (e.g., structural defect, disrepair, lack of maintenance). If a landlord can’t control or legally is not responsible for that part, it may be outside scope.
Hazard in scope
- Phase 1 (from Oct 2025): Significant damp and mould hazards and emergency hazards (of any kind) must be addressed.
- Phase 2 (2026): Expands to cover excess cold/heat, fall risks, structural collapse, fire, electrics, hygiene & food safety (where they pose a significant risk).
- Phase 3 (2027 onward): Covers the remainder of HHSRS hazards (with exception of overcrowding) if they present a significant risk.
It’s important to note: Awaab’s Law does not require a full HHSRS assessment in all cases. Landlords should take a person-centred approach, considering the tenant’s circumstances and vulnerability in deciding if a hazard is “significant.”
Key duties and timeframes under Awaab’s Law
Once a landlord becomes aware of a potential hazard (this is “Day Zero” under the law), a set of legal obligations is triggered.
Triage & Categorisation (Day 0)
Landlords must use all available information to decide whether the hazard is potentially “significant” or “emergency” (or out of scope). They should factor in tenant vulnerabilities, health conditions, and property context.
- Significant hazard: one that poses a significant risk of harm to a tenant.
- Emergency hazard: one posing an imminent and significant risk of harm, which requires faster response.
Investigation deadlines
- Emergency hazard investigation: must be done within 24 hours of awareness.
- Standard (significant) investigation: within 10 working days of awareness.
- Landlords may carry out investigations remotely (e.g. via photos, video) unless the tenant requests an in-person inspection.
Actions after investigation
If the investigation confirms a hazard:
- Emergency hazards: relevant safety works must be completed within 24 hours or as soon as practicable.
- Significant hazards: must begin safety works (or take steps to begin) within 5 working days of the investigation concluding, and fully complete them in a “reasonable time.”
- If supplementary or preventative works are needed beyond the initial repair, these should commence within 5 working days if possible; if not, they must start within 12 weeks.
Communication and written summaries
- After an investigation, the landlord must issue a written summary of findings within 3 working days to the tenant.
- The summary should state whether the hazard is significant or emergency, the actions required, target timeframes, or reasons why no action is needed.
- Even when works finish quickly within that 3-day window, the landlord must inform the tenant that the hazard is resolved.
- Landlords are required to keep the tenant updated on progress and delays.
Defence for landlords
There is a limited legal defence if a landlord can show they have taken all reasonable steps to comply but were prevented from doing so due to circumstances beyond their control.
Challenges, learning, and best practices
Common failing and lessons
- The Housing Ombudsman has flagged poor communication, delayed or inadequate responses to emergency repairs, and lack of recordkeeping as recurring issues.
- In prior severe maladministration reports, many tenants were left waiting excessive time for repairs, problems with decants or temporary moves, or suffering repeated damp/mould issues.
- Landlords are encouraged to adopt robust systems for knowledge and information management (KIM) to track hazards, tenant vulnerabilities, repair histories.
Preparation tips for landlords
Audit stock and systems now
- Identify properties with known damp/mould or other hazards
- Ensure data on tenants’ vulnerabilities is up to date
- Check your contractor and inspection capacity
Provide inspection and monitoring
- Use environmental monitoring tools (e.g. humidity sensors)
- Encourage tenants to report early signs of damp/mould
Resource capacity and contingency planning
- Ensure access to contractors who can respond in emergencies
- Plan for decanting / alternative housing when repairs take time
What tenants should know and do
- Report damp, mould or repair issues promptly in writing, documenting dates and photos.
- Ask for written summaries after investigations and check whether the landlord’s proposed timeframe aligns with Awaab’s Law.
- If repairs are delayed or ignored, escalate via the landlord’s complaints procedure, then consider contacting the Housing Ombudsman or seeking legal advice.
- Keep records (emails, calls, notices) — these may be important in future claims.
- Understand that Awaab’s Law may not (yet) cover all hazards in 2025, but severe or urgent risks should still be acted on under existing landlord obligations.
How GLP Solicitors can help with housing disrepair claims
At GLP Solicitors, we help tenants across England take action when their landlords fail to carry out essential repairs, including cases involving damp, mould, leaks, heating failures, or unsafe living conditions.
With Awaab’s Law introducing strict legal deadlines for social landlords to investigate and fix hazards, tenants now have stronger rights than ever before. If your landlord ignores complaints or delays repairs, you may be entitled to:
- Free legal support to enforce your right to a safe home
- Repairs completed quickly under the law’s strict timeframes
- Compensation for the distress, inconvenience, or health problems caused by disrepair
Our experienced housing disrepair team can help you gather evidence, negotiate with your landlord, and secure both repairs and compensation.
Contact GLP Solicitors today for free initial advice on your housing disrepair or Awaab’s Law claim and take the first step towards a safe, healthy home.
Visit our Tenant Compensation Website for more information.