Awaab's Law is on the horizon. Are you prepared for the changes it will bring?

From October 2025, Awaab’s Law will impose strict new duties on social landlords to tackle damp, mould, and other housing hazards — with further phases set for 2026 and 2027. Landlords must act fast, with tight deadlines for investigations, repairs, and even providing alternative accommodation where needed.

Awaab's Law, introduced by the Social Housing (Regulation) Act 2023, focuses on the obligations of social landlords to ensure that rental properties are free from damp, mould, and other hazardous conditions. This law is part of the government's White Paper pledge to reduce non-decency in rented homes by 50% by 2030. It adds a term to social housing tenancy agreements requiring social landlords to comply with new safety regulations. The law was introduced following the tragic death of two-year-old Awaab Ishak, whose death was partially attributed to prolonged exposure to damp and mould in his family home.

The changes are to take place in phases with the first phase dealing with damp and mould. Two further phases of Awaab's Law are planned for implementation in 2026 and 2027, which will expand the regulations to address a wider range of housing hazards.

In 2026, the requirements will broaden to include hazards such as excess cold, excess heat, falls, structural collapse, fire, electrical explosions, and hygiene hazards. By 2027, the goal is for Awaab's Law to encompass all remaining hazards as defined by the Housing Health and Safety Rating System (England) Regulations 2005 (HHSRS), but excluding overcrowding.

Key Legal Obligations

The initial regulations (phase 1) will come into effect on 27 October 2025. They impose clear, enforceable duties on social landlords to respond promptly to dangerous conditions in tenants’ homes.

Under the new regulations, social landlords are legally required to follow specific timelines once they become aware of a hazard, summarised below:

• Upon notice of an emergency hazard, social landlords must investigate and carry out necessary repairs as soon as reasonably practicable, and in any event within 24 hours.
• For potential significant hazards related to damp and mould, social landlords must investigate the hazard within 10 working days of becoming aware of it and provide a written summary of their findings to the tenant within 3 working days. If a significant risk to health or safety is identified, the social landlord must take necessary steps to begin repairs within 5 working days and complete the work within a reasonable timeframe.
• If the property cannot be rendered safe in a reasonable time, the social landlord is required to offer suitable alternative accommodation at their own expense until the necessary work is completed.

Failure to comply with these regulations will result in landlords breaching their obligations under Section 10A of the Landlord and Tenant Act 1985, which has been newly amended to include Awaab's Law provisions.

Tips for Social Landlords

• Use the data from your stock condition surveys to help identify issues before the October 2025 deadline.
• Review internal policies on repairs and focus on how repairs are reported, how you monitor progress, the timelines for completing repairs, and how you communicate with tenants.
• Implement proactive planning instead of reactive maintenance wherever possible.
• Conduct regular tenancy visits to identify and address causes of mould.
• Address damp and mould concerns promptly.
• Identify and resolve root causes such as sources of dampness, inadequate insulation, and heating issues.
• Review decant capacity and processes and provide training for staff.

If you are a registered provider of social housing and would like further help and guidance, please contact us on 020 8290 0333 or email info@judge-priestley.co.uk 

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