Awaab's Law: What It Means for Tenants, Landlords and Social Housing
A clear and simple guide to Awaab's Law: your rights, responsibilities, and why this law is so important.
Published by UKAME · Reviewed against gov.uk guidance · Updated 31 July 2026
Awaab's Law summary
Awaab's Law is a UK legal duty on social landlords to investigate and fix damp, mould and other housing hazards within strict timescales. It is named after Awaab Ishak, a two-year-old who died in 2020 from prolonged mould exposure in social housing. It was introduced through the Social Housing (Regulation) Act 2023 and the duties for damp and mould commenced in October 2025.
Awaab's Law in one line:
Social landlords must investigate damp and mould within 10 working days, complete any required safety work within 5 working days of the investigation, and respond to emergencies within 24 hours.
New, July 2026: Phase 2 guidance published.
From 30 November 2026 these timescales extend to excess cold and heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene. Read what changes under Phase 2.
Key Facts at a Glance
If you take one thing from this page, take the three deadlines. Everything else follows from them.
Awaab's Law · Damp & Mould
0Working days
to investigate a reported hazard
Awaab's Law guidance for social landlords, gov.uk
Awaab's Law · Damp & Mould
0Working days
to complete safety work
Awaab's Law guidance for social landlords, gov.uk
Awaab's Law · Damp & Mould
24Hours
to make emergency hazards safe
Awaab's Law guidance for social landlords, gov.uk
What is Awaab's Law?
In December 2020, a tragic event shook the nation: the death of two-year-old Awaab Ishak due to prolonged exposure to mould in his family's social housing flat in Rochdale. This heartbreaking incident underscored the urgent need for stricter regulations to ensure that no one lives in hazardous conditions.
In response, the UK government introduced Awaab's Law, a pivotal piece of legislation aimed at compelling social landlords to address dangerous hazards like damp and mould promptly and effectively.1
"Awaab's death must be a defining moment for the housing sector."
The genesis of Awaab's Law
Awaab's untimely death highlighted significant shortcomings in the maintenance and safety standards of social housing. Despite existing regulations, hazardous conditions persisted in many homes, leading to severe health consequences. Public outcry and advocacy from housing charities and Awaab's family led to the formulation of Awaab's Law, ensuring that such tragedies are prevented in the future.
Who was Awaab Ishak?
Awaab Ishak was a two-year-old boy who died in December 2020 from prolonged exposure to mould in his family's social housing flat in Rochdale. His parents had repeatedly reported the damp and mould to their landlord, Rochdale Boroughwide Housing, but the issues were not resolved.
In November 2022, the senior coroner ruled that mould exposure was a direct cause of Awaab's death, the first time damp and mould had been formally recorded as the cause of a death in the UK. The case provoked national outrage and led directly to the government introducing Awaab's Law to ensure social housing tenants are protected from preventable health hazards.
Awaab's Law timescales
Per the government's Awaab's Law guidance for social landlords, social landlords must meet the following timescales when a hazard is reported.2
| Action required | Deadline |
|---|---|
| Investigate a reported damp & mould hazard | 10 working days |
| Complete any safety work identified by the investigation | 5 working days from investigation |
| Respond to an emergency posing immediate risk to health | 24 hours |
| Provide tenants with a written summary of investigation findings | 3 working days of investigation completing |
Working days exclude weekends and English bank holidays. The clock starts when the landlord is "made aware" of the hazard, through any reasonable channel including phone, email, app, repairs portal, or in-person.
The clock is already running.
Suppose a hazard is reported today, Friday, 31 July 2026. Awaab's Law fixes the deadlines from that moment.
- Investigation complete by10 working days from the report
- Friday, 14 August 2026
- Written summary to the tenant by3 working days of the investigation concluding
- Wednesday, 19 August 2026
- Safety work complete by5 working days from the investigation
- Friday, 21 August 2026
Indicative only, based on the timescales in the government's Awaab's Law guidance for social landlords. Working days exclude weekends and English bank holidays. Always verify against the official guidance.
Does Awaab's Law apply to private landlords?
Awaab's Law currently applies only to social landlords: housing associations, local councils, and ALMOs (arms-length management organisations). Private landlords are not directly bound by the Awaab's Law timescales.
However, private landlords remain subject to the Homes (Fitness for Human Habitation) Act 2018, which requires rental properties to be safe and free from serious hazards including damp and mould throughout the tenancy. The Renters' Rights Bill, currently progressing through Parliament, is expected to extend Awaab's Law-style duties to the private rented sector.
Any private landlord with a UK rental portfolio should be preparing now: tenant expectations, court precedent and ombudsman scrutiny are all moving in the same direction.
What Awaab's Law means for tenants
If you are a social housing tenant, Awaab's Law gives you a clear set of legal expectations of your landlord:
- Your landlord must investigate any damp and mould you report within 10 working days.
- Once investigated, any required safety work must be completed within 5 working days.
- Anything posing an immediate risk to your health must be responded to within 24 hours.
- You must receive a written summary of the investigation findings within 3 working days of the investigation finishing.
If your landlord misses any of these timescales, escalate to the Housing Ombudsman, the Regulator of Social Housing, or your local authority's environmental health team. Document everything: dates, photos, names, reference numbers, and copies of every message you send and receive.
Tenants can also use the government's Make Things Right campaign resources for guidance on raising a complaint.3
What Does Awaab's Law Require?
Enacted through the Social Housing (Regulation) Act 20234, Awaab's Law introduces stringent requirements for social landlords to address hazards promptly and effectively.5
Prompt Investigation
Landlords must investigate reported health hazards, such as damp and mould, within 10 working days of a complaint.
Timely Repairs
Necessary repair work must be completed within 5 working days of the investigation concluding.
Emergency Repairs
For hazards posing an immediate risk to health or safety, landlords are required to address and repair these within 24 hours.
Implementation Timeline
The law is being rolled out in phases to ensure effective application across different types of hazards. Phase 2 was confirmed on 13 July 2026, when the government published its guidance for the expanded regime: see our full Phase 2 explainer.
October 2025
Phase 1, in force since 27 October 2025: damp and mould hazards and all emergency repairs must be addressed within the fixed timeframes.
30 November 2026
Phase 2, confirmed in guidance published 13 July 2026: the timeframes extend to excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene.
Phase 3
Government intends to extend the regulations to all remaining hazards defined under the Housing Health and Safety Rating System (HHSRS), excluding overcrowding.
How Awaab's Law Works with HHSRS
The Housing Health and Safety Rating System (HHSRS) is a framework used to assess potential hazards in residential properties.6 Awaab's Law reinforces and builds upon this system by imposing strict deadlines for hazard resolution, ensuring that issues identified under HHSRS are addressed swiftly and efficiently.
By setting clear timelines for investigation and repairs, Awaab's Law strengthens the existing HHSRS framework and ensures that dangerous conditions in social housing are no longer allowed to persist.
About the HHSRS
The Housing Health and Safety Rating System (HHSRS) is a risk assessment tool used to evaluate potential risks to the health and safety of occupants in residential properties. It categorises hazards based on their severity and the likelihood of harm occurring.
Common HHSRS hazards include:
- Damp and mould
- Excess cold or heat
- Carbon monoxide
- Fire hazards
- Electrical hazards
- Structural issues
Resources
Access the official announcement and guidance from the UK government regarding Awaab's Law.
Awaab's Law Official Announcement
gov.uk
Awaab's Law Consultation Document
gov.uk
Social Housing (Regulation) Act 2023
gov.uk
Damp and Mould in Social Housing: New Guidance
gov.uk
Landlord Checklist
Email us to receive a free comprehensive checklist for landlords to ensure compliance with Awaab's Law requirements.
Email Us for ChecklistFrequently Asked Questions
Looking Ahead
Awaab's Law represents a significant advancement in tenant rights and housing safety. By holding landlords accountable to clear timelines and responsibilities, it aims to prevent future tragedies and promote healthier living environments for all residents.
The phased implementation approach will ensure that social housing providers have time to adapt their processes and systems to meet the new requirements, while still prioritising the most serious hazards like damp and mould in the initial phase.
As awareness of Awaab's Law grows, it is hoped that its principles will influence standards across the entire housing sector, including private rentals, leading to safer homes for everyone.
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