Awaab’s Law comes into effect from 27th October 2025 for social landlords who must proactively investigate and resolve any damp and mould issues in their housing.
Awaab’s Law was introduced in 2023 after the tragic death of Awaab Ishak, a child living in a social home.
He died because of growing mould in his house and the lack of action from their social housing organisation, even after repeated complaints from his father.
The first phase of legislation for Awaab’s Law comes into effect in October 2025, which sets out clear timelines for landlords to act when a tenant reports damp and mould issues in the property.
The following are the processes that the tenant and the social landlord must follow.
Tenant Notification
Once a tenant has notified the landlord of a damp or mould issue, the landlord must investigate the severity of the issue.
If the issue can be classified as an “emergency” hazard, an investigation and subsequent remedial work must begin within 24 hours of the tenant’s initial notification.
For issues classified as “significant” but not “emergency” hazards, landlords must investigate the issue within ten working days of receiving notification from the tenant.
Written Summary Report.
The landlord is required to provide a written report to the tenant after the investigation. The report must be handed over within three working days and must outline the findings, work schedule, and the timeline for work completion.
Work Timeline.
The work to solve the mould and damp issues must begin:
- Within 24 hours of investigation, if classified as an ‘emergency’ hazard
- Within five days of investigation, if classified as a ‘significant’ hazard.
If, due to some reasons, a landlord cannot commence work on a ‘significant’ hazard within five working days, it must start within 12 weeks at the latest.
Alternative Accommodation
The landlord must provide alternative accommodation if repairs cannot start within the outlined timeframes at their expense.
What role does ventilation play in preventing mould?
Structural defects are causes of mould, but condensation is commonly the primary cause of mould. Moist air from cooking, drying clothes indoors, and bathrooms sticking to a cold surface, such as a window or a wall could cause mould.
The key to eradicating or at least limiting condensation lies in ventilation.
Great options for landlords needing to improve ventilation in social properties include:
Wall or ceiling-mounted extractor fans in kitchens and bathrooms.
Window fans in flats or homes without space for extractors in the wall/ceiling.
Awaab’s Law, formally known as the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, is a new legal framework that will come into force for the social rented sector from 27 October 2025. This non-statutory guidance is published in draft form and may be subject to revision, with finalised guidance expected before October 2025. The law applies to almost all social housing in England occupied under a tenancy and let by a registered provider, including temporary and supported accommodation.
The law is named in memory of two-year-old Awaab Ishak, who tragically died in 2020 due to a severe respiratory condition caused by prolonged exposure to mould in his home, despite repeated complaints from his parents to their social landlord. Its purpose is to ensure that social landlords address dangerous issues in homes quickly, acting as a “legal backstop” when landlords fail to make timely repairs. It implies terms into all social tenancy agreements, requiring social landlords to comply with its requirements, and allows named tenants to take legal action for breach of contract if these requirements are not met.
Key Aspects of Awaab’s Law:
- Phased Implementation: From October 2025, social landlords must address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants to fixed timeframes.
- Hazard Categorisation: The law identifies two main categories:
- Significant Hazard: One that poses a “significant risk of harm” to the health or safety of a tenant, meaning a risk that a reasonable social landlord would take steps to make safe as a matter of urgency.
- Emergency Hazard: One that poses an “imminent and significant risk of harm” to the health or safety of the tenant, meaning a risk that a reasonable social landlord would take steps to make safe within 24 hours.
- Examples include gas leaks, broken boilers, total loss of water supply, and significant structural defects. Damp and mould can be classified as either significant or emergency hazards, depending on their extent, location, tenant vulnerabilities (e.g., pregnancy, pre-existing health conditions), and reported symptoms.
- Landlord Responsibilities and Timeframes: Legal obligations begin when a social landlord becomes aware of a potential hazard (Day Zero).
- Emergency Hazards: If there are reasonable grounds to believe there’s an emergency hazard, the landlord must investigate and complete relevant safety work within 24 hours. If the property cannot be made safe within 24 hours, suitable alternative accommodation must be offered.
- Significant Hazards: Landlords must investigate within 10 working days of becoming aware of a potential significant hazard.
- Written Summary: Following any investigation, a written summary of the findings must be provided to the named tenant within 3 working days. This summary includes whether a hazard was identified, what action is required, and target timeframes.
- Safety Work: For significant hazards, relevant safety work must be completed within 5 working days of the investigation concluding. This includes temporary measures if needed.
- Supplementary Preventative Works: To prevent recurrence, supplementary preventative works must begin, or steps taken to begin within 5 working days of the investigation concluding. If not reasonably practicable within 5 days, work must start as soon as reasonably practicable and within 12 weeks. This work must be satisfactorily completed within a reasonable time.
- Alternative Accommodation: If relevant safety work for a significant hazard cannot be completed within 5 working days (or 24 hours for an emergency hazard), suitable alternative accommodation must be secured at the social landlord’s expense.
- Tenant Updates: Landlords must keep the named tenant updated throughout the process.
- Scope of Hazards: Hazards must be within the landlord’s responsibility and control, not result from tenant breach of contract (e.g., deliberate damage, blocking ventilation fans, unauthorized alterations), and arise from defects, disrepair, or lack of maintenance. It is unacceptable for social landlords to assume damp and mould is due to tenant ‘lifestyle’, as everyday tasks like cooking, bathing, washing, and drying laundry are unavoidable and contribute to moisture.