Awaab’s Law: A guide for social landlords in England

In December 2020, two-year-old Awaab Ishak tragically lost his life due to a severe respiratory condition caused by prolonged exposure to black mould in his family’s Rochdale home. His death exposed serious failings in the UK’s social housing system – prompting the introduction of Awaab’s Law, designed to ensure no family faces similar neglect again.

Understanding Awaab’s Law and the New Social Housing Standard

From 27 October 2025, Awaab’s Law will come into force for social landlords in England under Section 10A of the Landlord & Tenant Act 1985. The new Awaab’s Law social housing standard sets legally binding timeframes for landlords to investigate and repair health and safety hazards, particularly damp and mould, that could pose a risk to tenants’ wellbeing.

The key requirements are:

• Emergency repairs: Any hazard posing an immediate risk to health or safety must be investigated and completed within 24 hours.
• Investigation timeframe: Landlords have 10 working days to investigate reported issues such as damp and mould.
• Written report: A report must be provided to the tenant within 3 working days after the investigation concludes.
• Remedial action: Where significant hazards are identified, landlords must complete relevant safety works within 5 working days of the investigation’s completion.

If an emergency hazard is identified, landlords may need to rehouse tenants temporarily while the works are carried out.

When will Awaab’s Law be implemented?

Awaab’s Law will be implemented from October 2025, marking the start of a phased approach that will expand over the following years:

• 2026: Regulations will extend to additional hazards, including excess cold or heat, structural collapse, falls, fire, and electrical hazards.
• 2027: The law will cover all remaining Housing Health and Safety Rating System (HHSRS) hazards – excluding overcrowding – that present a significant risk of harm.

This staged rollout aims to ensure that the system is practical, effective, and informed by real-world experience through a “test and learn” approach.

Ongoing responsibilities for social landlords

The phased introduction of Awaab’s Law does not reduce current obligations. Landlords must continue to meet existing legal duties to maintain homes that are safe, free from disrepair, and fit for human habitation. The Regulator of Social Housing’s Safety and Quality Standard continues to set the benchmark for compliance.

Landlords should use this transition period to:

• Review maintenance and repair processes.
• Train staff and contractors to recognise hazards and meet the new time limits.
• Improve communication and reporting mechanisms with tenants.
• Establish monitoring systems for damp and mould and other emerging hazards.

To monitor property conditions, including damp and mould, a landlord may benefit from installing our FA3322-EUX10 Carbon Monoxide alarm in their properties. The FA3322-EUX10 provides base level monitoring of environmental conditions, with the data being used to assess the dwelling prior to further analysis and/or remediation.

Developments in Scotland’s regulatory framework

While Awaab’s Law currently applies only in England, Scotland is taking similar action. From March 2026, the Scottish Government plans to implement Awaab’s Law across both the social and private rented sectors.

Proposed amendments to the Housing (Scotland) Bill will empower ministers to set firm deadlines for investigating and addressing risks such as damp and mould. The Scottish Housing Regulator (SHR) has also introduced new ARC performance indicators, tracking average resolution times and the number of active damp and mould cases, promoting transparency and accountability.

These measures complement existing standards including the Scottish Housing Quality Standard, the Right to Repair Scheme, and the Energy Efficiency Standard for Social Housing.

Building Safe and Compliant Homes

From October 2025, social landlords in England should embed compliance across every level of their organisation. By combining proactive tenant engagement with monitoring, robust record-keeping, and efficient response workflows, housing providers can meet both the letter and spirit of Awaab’s Law. This approach ensures residents live in safe, healthy homes while creating a legacy of safety, accountability, and trust in memory of Awaab Ishak.