Awaab’s Law Explained: A New Legal Duty to Protect Social Housing Tenants

Awaab’s Law is a major change to housing regulation in England that places clear legal responsibilities on social landlords to deal with serious hazards in their properties, especially damp and mould, within fixed time limits.

The law was introduced following the death of Awaab Ishak, a two-year-old boy whose prolonged exposure to mould in a housing association flat was found to be a direct cause of his illness and death. His case exposed long-standing failures in how social landlords responded to health risks raised by tenants.

Awaab’s Law is intended to ensure that such failures cannot happen again.

What Is Awaab’s Law?

Awaab’s Law forms part of the Social Housing (Regulation) Act 2023. It creates a legal requirement for social landlords to investigate and resolve serious health and safety hazards within specific timeframes once they are reported.

Rather than relying on guidance or best practice, the law introduces enforceable standards, meaning landlords can face regulatory action if they fail to comply.

Why Was the Law Needed?

For years, tenants in social housing reported damp, mould, cold, and other hazards without timely action being taken. In many cases, complaints were delayed, downplayed, or passed between departments while conditions worsened.

Awaab’s Law was introduced to address:

• Repeated delays in repairing dangerous living conditions
• A lack of accountability when complaints were ignored
• The treatment of damp and mould as minor issues rather than serious health risks

The legislation marks a shift toward treating tenant safety as a legal priority rather than an administrative concern.

What Types of Hazards Does Awaab’s Law Cover?

The law initially focuses on damp and mould, but it is designed to apply to a broader range of hazards that pose a risk to health or safety, including:

• Excessive cold or heat
• Structural defects
• Electrical or gas safety issues
• Poor ventilation

Additional hazards will be brought under the law through phased implementation.

What Are Landlords Required to Do?

Under Awaab’s Law, social landlords must:

• Respond promptly to reports – Once a tenant reports a potential hazard, the landlord must investigate within a legally defined period.
• Complete repairs within set deadlines – If a serious hazard is identified, repairs must be carried out within strict time limits. Emergency risks must be addressed more quickly.
• Keep tenants informed – Landlords are expected to communicate clearly about findings, planned work, and expected completion dates.

Failure to meet these duties can result in enforcement action from regulators.

Who Is Covered by Awaab’s Law?

Awaab’s Law applies to social housing landlords in England, including:

• Housing associations
• Local authority landlords
• Registered providers of social housing

At present, the law does not extend to the private rented sector, although it has influenced wider discussions about housing standards.

What Does This Mean for Tenants?

For tenants, Awaab’s Law provides clearer rights and stronger protection. It means:

• Health risks must be taken seriously
• Complaints cannot be left unresolved indefinitely
• There is a clear route to challenge inaction

Most importantly, it reinforces the principle that no one should be made to live in conditions that endanger their health.

What Does This Mean for Social Landlords?

For landlords, the law requires more robust systems for:

• Repairs and maintenance
• Complaint handling
• Record-keeping and communication

It also places greater emphasis on early intervention, as failing to act quickly can now carry legal and regulatory consequences.

When Is Awaab’s Law Coming Into Effect?

The law is being implemented in stages from 2025 onwards, beginning with damp and mould. Further details, including exact timeframes and additional hazards, are being set out in secondary legislation.

Landlords are expected to prepare ahead of full implementation.

Why Awaab’s Law Matters

Awaab’s Law represents a significant change in how social housing is regulated. It moves away from reactive responses and introduces firm legal expectations around safety, accountability, and tenant wellbeing.

By setting enforceable standards, the law aims to prevent future tragedies and ensure that lessons learned from Awaab Ishak’s case lead to lasting change.

How We Can Help

We have developed an app which is revolutionising the way landlords investigate and report on damp, mould and significant hazards, enabling them to comply with the stringent timescales placed upon them by Awaab’s Law. You can find out more here or book your free demo to see it in action.