Awaab’s Law is a legal duty on social landlords in England to investigate and fix serious hazards in their tenants’ homes within fixed timescales. It came into force on 27 October 2025, starting with damp and mould and all emergency hazards, and it is being extended to other hazards in phases. If you are asking “what is Awaab’s Law and does it apply to me?”, this guide explains where it came from, who it covers, what counts as a hazard and the headline duties it creates.
This page is an explainer, not legal advice. For the practical side of complying day to day, see our guide to Awaab’s Law landlord responsibilities. For the date each phase starts, see the Awaab’s Law timeline.
Why Awaab’s Law was introduced
The law is named after Awaab Ishak, a two-year-old boy who died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family’s social housing flat in Rochdale. His family had repeatedly raised the problem with their landlord.
The case exposed how long some tenants were waiting for damp and mould to be taken seriously. Parliament responded by giving tenants an enforceable right to have serious hazards dealt with within set deadlines. Before that, tenants had to rely on general repairing obligations with no fixed timescale.
The legal basis
Awaab’s Law is not a single Act of its own. It is made up of two layers:
- The Social Housing (Regulation) Act 2023. Section 42 inserted a new section 10A into the Landlord and Tenant Act 1985. This implies a term into qualifying tenancies that the landlord will comply with requirements set out in regulations.
- The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. These regulations set out the detail: which hazards are covered, the timescales and the landlord’s defence. They came into force on 27 October 2025.
Because the requirements are an implied term of the tenancy, a landlord that fails to meet them is in breach of contract with the tenant.
Who does Awaab’s Law apply to?
Awaab’s Law currently applies to social landlords in England. That means:
- local authorities that let homes
- housing associations and other registered providers of social housing
It covers homes let on a tenancy. It does not cover licences, and it excludes long leases and shared ownership. Temporary and supported accommodation is included where it is occupied under a tenancy.
Does Awaab’s Law apply to private landlords?
Not yet. The Renters’ Rights Act 2025 contains powers to extend Awaab’s Law to the private rented sector, but further regulations are needed and no start date has been confirmed. Private landlords already have legal duties on hazards and repairs, which we explain in our guide to Awaab’s Law for private landlords.
What counts as a hazard under Awaab’s Law?
Awaab’s Law uses the hazards listed in the Housing Health and Safety Rating System (HHSRS), the risk assessment framework under the Housing Act 2004. The regulations then sort hazards into two groups that trigger different deadlines.
Emergency hazards
An emergency hazard is one that poses a risk of harm to the occupier’s health or safety that a reasonable landlord would take steps to address within 24 hours. From 27 October 2025, all emergency hazards are covered (other than overcrowding), not only damp and mould. Examples could include a serious gas leak, exposed live wiring or a failed heating system during very cold weather, depending on the circumstances.
Significant hazards
A significant hazard is one that poses a significant risk of harm to the occupier’s health or safety, which a reasonable landlord would take urgent steps to address. In the first phase, only damp and mould hazards fall into this group. More hazard types are being added in later phases.
It is about the actual household
Unlike an HHSRS assessment, which rates a hazard against a notional vulnerable occupant, Awaab’s Law looks at the circumstances of the people actually living in the home. The government’s HHSRS guide notes that an HHSRS assessment is not required under Awaab’s Law. A patch of mould that is a minor issue for one household may be a significant risk for a family with a young baby or someone with a lung condition. If you want to understand how the HHSRS itself scores damp, see our guide to the HHSRS damp and mould hazard.
The headline duties and timescales
The clock starts when the landlord becomes aware of a potential hazard, for example through a tenant’s report, a repairs call or an inspection.
| Situation | What the landlord must do | Deadline |
|---|---|---|
| Emergency hazard | Investigate and complete relevant safety work | Within 24 hours of becoming aware |
| Significant hazard | Investigate | Within 10 working days of becoming aware |
| Emergency or significant hazard | Give the tenant a written summary of findings | Within 3 working days of the investigation concluding |
| Significant hazard | Complete relevant safety work | Within 5 working days of the investigation concluding |
| Supplementary preventative work | Begin, or take steps to begin | Within 5 working days of the investigation concluding, or within 12 weeks where that is not reasonably practicable |
Supplementary preventative work, which deals with the underlying cause so the hazard does not return, must then be completed within a reasonable time.
If the home cannot be made safe within the deadlines, the landlord must offer suitable alternative accommodation at its own cost until the work is done.
Earlier versions of this page referred to a proposed 14-day investigation period and a further 7 days for repairs. Those were consultation proposals and are out of date. The figures above are the ones now in force.
Is there a defence for landlords?
Yes. A landlord will not be in breach if it can show it took all reasonable steps to comply but the failure was genuinely beyond its control. Examples include a tenant not giving access, a specialist contractor or materials not being available, or third-party approvals being needed. The defence depends on evidence, so landlords need clear records of what they did and when.
How is Awaab’s Law enforced?
There are several routes:
- Tenants can complain to their landlord and then to the Housing Ombudsman.
- Tenants can bring a claim for breach of the implied term of the tenancy, following the Pre-Action Protocol for Housing Conditions Claims.
- The Regulator of Social Housing can take action through the Consumer Standards.
Landlords are expected to keep clear records to show how each case was handled.
When does Awaab’s Law apply to other hazards?
Awaab’s Law is being rolled out in three phases. Phase 1 (damp and mould plus all emergency hazards) began on 27 October 2025. Phase 2, from 30 November 2026, adds hazards such as excess cold and heat, falls, fire, electrical hazards and structural collapse. Phase 3, in 2027, is due to cover the remaining HHSRS hazards except overcrowding. Our Awaab’s Law timeline sets out each phase in detail.
What this means for landlords in practice
For social landlords, Awaab’s Law turns good practice into a contractual obligation with deadlines. In practice that means:
- a reliable way to log reports and start the clock
- triage that takes account of the household’s vulnerability
- competent people who can investigate a hazard and diagnose its cause
- clear written summaries for tenants
- a plan for alternative accommodation before it is needed
- records good enough to rely on if a claim or complaint follows
Our guide to Awaab’s Law landlord responsibilities covers each of these in detail, with a checklist.
Even private landlords who are not yet covered can use the same approach. Damp and mould are already relevant to their existing legal duties, and the government’s damp and mould health guidance applies to social and private rented housing alike.
How Lansdown Associates can help
Lansdown Associates is an RICS regulated firm of Chartered Surveyors. We carry out independent investigations that help social landlords meet Awaab’s Law timescales and understand what is really causing damp and mould. Our Awaab’s Law surveys combine a structured inspection with moisture meters, thermal imaging and temperature, relative humidity and dew point readings, followed by a written report with photographs, a risk rating and prioritised recommendations.
We also provide damp and mould surveys for private landlords and property owners, and damp and mould surveys for housing associations across their stock.
Call 0151 374 0905 or email office@lansdownassociates.co.uk (Monday to Friday, 09:00 to 17:00).
Frequently asked questions
Is Awaab’s Law in force?
Yes. The first phase came into force on 27 October 2025 for social landlords in England. It covers damp and mould hazards that present a significant risk of harm, and all emergency hazards.
Does Awaab’s Law apply in Wales, Scotland or Northern Ireland?
The regulations described here apply to social landlords in England. Housing law in the other UK nations is different, so landlords there should take local advice.
Does Awaab’s Law only cover damp and mould?
No. Damp and mould is the only significant hazard in Phase 1, but all emergency hazards are already covered, and further hazards are added from 30 November 2026 and in 2027.
What happens if a tenant refuses access?
The landlord may be able to rely on the reasonable steps defence if it can show it genuinely tried to arrange access. Keeping a record of every attempt is essential.
Where can I read the official guidance?
The government publishes Awaab’s Law guidance for social landlords and a collection of Awaab’s Law documents.
