Awaab’s Law: Understanding the New Social Housing Hazard Requirements

The Story Behind the Awaab’s Law

Two-year-old Awaab Ishak died in December 2020 from a respiratory condition caused by prolonged exposure to black mould in his social housing home. Despite his parents reporting the mould multiple times over three years, their housing association failed to act. His death triggered urgent legislative reform, and the creation of Awaab’s Law.

Awaab’s Law, formally the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, came into force on 27 October 2025. It requires social landlords and property managers to respond to housing hazards within strict, legally-enforced timescales. For the first time, there are clear, measurable deadlines for investigating and fixing dangerous conditions.

Two-year-old Awaab Ishak (pictured). Credit: Family Handout.

What is Awaab’s Law?

Awaab’s Law applies to all social housing in England including housing associations and council homes let under a tenancy agreement. It does not yet apply to private rentals, though the government has committed to extending it through the Renters’ Rights Bill.

The law operates in three phases: 

• Phase 1 (now live) covers damp, mould, and emergency hazards. 
• Phase 2 (November 2026) expands to excess cold/heat, fire, electrical hazards, and structural damage. 
• Phase 3 (2027) will extend to all remaining Housing Health and Safety Rating System (HHSRS) hazards except overcrowding.

The Law Outlines Two Hazard Categories

1. Emergency Hazards

Emergency hazards pose an imminent and significant risk, this include severe electrics, unstable structures, carbon monoxide leaks, or blocked fire escapes. Response time: Make safe within 24 hours. If the home cannot be made safe in time, the property manager must provide temporary accommodation at their expense.

2. Significant Hazards

Significant hazards pose a serious but not imminent risk, primarily damp and mould in Phase 1, expanding to other hazards in Phase 2. Response times:

• Investigate within 10 working days
• Provide written findings within 3 working days of inspection
• Commence repairs within 5 working days if confirmed
• Complete repairs within 12 weeks

Importantly, hazard assessment must account for tenant vulnerabilities. A mould hazard poses a more significant risk to a child with asthma than to a healthy adult, and landlords must consider this when categorising risk.

What Landlords And Property Management Agents Must Do

The law is exceptionally clear, landlords and property management agents must:

• Acknowledge hazard reports promptly (within 2–3 working days)
• Investigate within the prescribed timescale
• Provide written summaries explaining findings and next steps
• Commence repairs on schedule
• Implement interim measures if 12-week completion isn’t possible (e.g., treating mould while arranging roof repair)
• Keep tenants informed throughout the process
• Offer temporary accommodation if the home cannot be made safe within timescales

Tenant Rights and Protections

Tenants can:

• Report hazards without fear of eviction or retaliation
• Expect investigation and repair within set timescales
• Receive written confirmation of findings
• Request temporary accommodation if the home is unsafe
• Complain to the Housing Ombudsman if timescales are missed
• Pursue compensation for breach through legal action or ombudsman complaint

Tenants also have a responsibility to provide access for inspections and repairs (with reasonable notice) and to cooperate with landlords in managing the hazard.

The “Reasonable Endeavours” Defence

Landlords and property management agents have a limited defence if they took all reasonable steps but were prevented by circumstances genuinely beyond their control. These may include situations such as tenants repeatedly refusing access, unavailable specialist contractors, or regulatory delays. However, the bar is high, and convenience or cost do not qualify.

Enforcement and Consequences

The Housing Ombudsman investigates complaints and can award compensation for distress, inconvenience, and costs. The Regulator of Social Housing can issue compliance notices, financial penalties, or in extreme cases, remove a landlord’s registration. Tenants can pursue civil claims for breach of the implied term in their tenancy agreement.

What should property managers do now?

• Update policies to reflect Awaab’s Law timescales and hazard categories
• Revise contractor agreements to ensure suppliers can meet 24-hour and 5-working-day deadlines
• Implement digital systems to track reports, investigations, and deadlines. Meeting these timescales across multiple properties is extremely difficult without automated tracking
• Train staff on hazard categorisation and vulnerability assessment
• Establish clear tenant communication protocols and ensure multilingual support
• Prepare for Phase 2 expansion (November 2026)

The Broader Context

Awaab’s Law doesn’t replace existing duties under the Fire Safety Order 2005 or Building Safety Act 2022. Rather, it sits alongside them, creating a stronger baseline for tenant protection in social housing.

The message is clear: housing safety cannot be left to good intentions. Clear timescales, oversight, and enforcement are essential. Awaab Ishak’s death should never be repeated, and his law ensures it won’t, at least in social housing.

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