Awaab’s Law Explained: Dates and Duties | Awaab Comply

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?

The Social Housing (Regulation) Act 2023 introduced the statutory basis for Awaab’s Law. The prescribed requirements are implied into relevant tenancy agreements, enabling tenants to enforce them through a breach-of-contract claim.

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?

Phase 1 has applied to social housing in England since 27 October 2025. It covers all emergency hazards and damp and mould hazards that present a significant risk of harm. The requirements are triggered by the landlord becoming aware of a potential hazard, including through an inspection or a third party, rather than only by a formal tenant complaint.

Phase 2 comes into force on 30 November 2026. It extends the significant-hazard requirements to further hazards; it does not introduce emergency-hazard duties for the first time. Landlords must continue to meet their existing safety and repairing obligations before that date.

• Excess cold and excess heat

• Falls, including falls on stairs, on level surfaces, between levels and associated with baths

• Structural collapse

• Fire and explosions

• Electrical hazards

• Domestic hygiene, including personal hygiene and food safety

The significant-hazard and emergency-hazard tests depend on the circumstances of the case and the conditions for the law to apply. HHSRS assessment and the Awaab’s Law response tests are related but distinct.

What Are Landlords Required to Do?

Under Awaab’s Law, social landlords must:

• Emergency hazards: investigate and, where an emergency hazard is confirmed, complete relevant safety work as soon as reasonably practicable and within 24 hours of becoming aware.

• Potential significant hazards in scope: investigate within 10 working days of becoming aware.

• Written findings: give the tenant a written summary within 3 working days of the investigation concluding.

• Significant hazards identified: complete relevant safety work within 5 working days of the investigation concluding.

• Further prevention: begin, or take steps to begin, supplementary preventative work within 5 working days. If it cannot start then, it must start as soon as reasonably practicable and within 12 weeks, and be completed within a reasonable period. The 12 weeks is not a deadline for completing every repair.

• If safety work cannot meet the deadline: secure suitable alternative accommodation at the landlord’s expense and keep the household informed.

Tenants may enforce the tenancy obligations through the courts and can also use the landlord’s complaints process and Housing Ombudsman routes. Other regulatory and repairing obligations continue to apply.

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

This Phase 2 change concerns social housing in England. Extending Awaab’s Law to private rented tenancies is a separate process. As at 26 October 2026, the government is consulting on how and when that extension should apply; the consultation closes on 18 December 2026. Do not assume that the social-housing Phase 2 date applies to private tenancies.

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?

Phase 1 began on 27 October 2025. Phase 2 begins on 30 November 2026. Phase 3 is intended to extend the significant-hazard requirements to remaining HHSRS hazards, apart from overcrowding; landlords should check the government’s implementation updates.

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

From on-site evidence to a report in minutes

Awaab Comply helps inspectors capture findings, measurements and photographs on a phone or tablet during a visit, then generate a downloadable report in minutes. The inspector should review the report promptly. This supports evidence gathering and reduces time spent writing up afterwards; the landlord remains responsible for triage, competent assessment, tenant communication, safety work and meeting the applicable deadlines.

Book a free Awaab Comply demo ↗ or contact our team.

Guidance and review date

Regulatory wording checked on 26 October 2026 against GOV.UK’s Phase 2 guidance for social landlords. Read the guidance alongside the regulations when deciding how the requirements apply to a case.