How Awaab's law changes the rules on hazards in social housing

From 27 October 2025, social landlords have new duties under Awaab's law to deal with emergency hazards and significant damp and mould within fixed timeframes.

Published October 2025.

Awaab's law and social housing reform

After two year old Awaab Ishak's death, the coroner concluded he had fallen ill due to prolonged exposure to mould at his parents' housing association home. His family reported the damp and mould numerous times, but their landlord did not take necessary steps to resolve the problem.

In response the government announced it would introduce major changes to the law on hazards in social housing, to be known as Awaab’s law.

When the Social Housing (Regulation) Act became law in 2023, a new section 10A was added to the Landlord and Tenant Act 1985. This clause allowed new rules on hazards in social housing to be introduced, and regulations have now been issued to bring Awaab's law into force.

Phase 1 of Awaab's law

From 27 October 2025, social landlords must comply with fixed timescales to investigate and make safe:

• all emergency hazards, except those relating to overcrowding

• any significant damp and mould hazards

This is phase 1 of Awaab's law. The rules will be implemented in three phases.

The landlord does not have to investigate hazards reported before 27 October 2025 until the hazard is reported again or there is a material change.

Which tenancies the rules apply to

The new rules only apply to social housing tenancies. This includes local authority landlords and registered providers of social housing, such as housing associations. Awaab's law will not apply to shared ownership, homeless accommodation, supported accommodation or licenses in social housing.

The rules are eventually set to be extended to the private rented sector, but this is unlikely to happen in the near future.

Hazards under Awaab's law

A landlord is responsible for a hazard where it is as a result of a deficiency, which includes defects, disrepair and a lack of maintenance. This means that Awaab's law covers a wider range of potential problems than a landlord's existing duties under section 11 of the Landlord and Tenant Act, which is limited to disrepair problems.

Emergency hazards

An emergency hazard is one which poses an imminent and significant risk of harm to the health or safety of an occupier. A risk of harm is considered imminent and significant when a reasonable landlord would take steps to make it safe within 24 hours.

All emergency hazards are covered under Awaab's law, except hazards caused by overcrowding.

Draft government guidance states that emergency hazards might include gas leaks, broken boilers, total loss of water supply, electrical hazards, significant water leaks, broken external doors or windows where there is a risk to home security, serious damp and mould or structural defects.

Significant damp and mould hazards

A significant hazard is one which poses a significant risk of harm to the health or safety of an occupier. There is a significant risk of harm when a reasonable landlord would take steps to make the hazard safe as a matter of urgency, but not within 24 hours.

Only significant hazards caused by damp and mould are covered by phase 1 of Awaab's law. Awaab's law will be extended to cover more significant hazards in social housing from October 2026 and again in 2027.

When a tenant might be at higher risk

Government guidance states that social landlords should consider if the occupiers have vulnerabilities meaning they are at a higher risk than other people. This means that a hazard which would not be considered an emergency might become one due to the vulnerability of the occupiers. For example, young children or someone who is pregnant might be at a higher risk from certain hazards.

When hazards are not covered by Awaab's law

Hazards caused by the tenant's actions are not the landlord's responsibility. Government guidance emphasises landlords should not assume a hazard is caused by the tenant, especially hazards relating to damp and mould which are often blamed on so-called 'lifestyle factors'.

A hazard is only the landlord's responsibility in the buildings or land the social landlord owns. For example, a landlord might not be responsible for a leak coming from a privately owned property above.

If a hazard is not in scope, the social landlord does not have to act within fixed timescales. The usual rules for disrepair or safety problems still apply, so a landlord must comply with section 11 of the Landlord and Tenant Act 1985 or fitness for habitation rules.

How a landlord should investigate hazards

A social landlord must complete an investigation when it becomes aware of either a potential hazard or a material change to a potential hazard.

A landlord might become aware of a hazard during a routine visit, while completing another investigation or repair, or from a report by a tenant, third party, local housing authority or other public body. Some landlords might ask tenants to use a particular method to report problems, such as an online form or dedicated app.

Emergency investigations

A landlord must complete an emergency investigation where they have reasonable grounds to believe there is an emergency hazard. The landlord must investigate and complete any relevant safety works within 24 hours.

An emergency investigation can be completed remotely. For example, a hazard could be investigated by reviewing photos or videos of the problem.

Standard investigations

A landlord must conduct a standard investigation within 10 working days from when it becomes aware of a potential hazard. The day after the landlord becomes aware is day 1 of the 10 day timeline.

Standard investigations can be conducted remotely, unless the tenant specifically requests an in-person investigation. This might be required if photos or videos are not sufficient to assess the hazard. If a tenant requests a physical inspection during the 10 working day period, the timeline restarts. In order to minimise delays, tenants who think a physical inspection might be needed should ask for this as soon as possible.

Landlord access to the tenant's home

A tenant should allow their landlord access to the property to comply with Awaab's law.

The tenant should allow access to their home at reasonable times of the day and where at least 24 hours' notice in writing has been given by the landlord. The tenant can choose to allow access at shorter notice, which might be necessary to deal with emergency hazards.

When a landlord must complete safety works

A social landlord has duties to complete safety works within a specific timeframe depending on the hazard. This can include temporary measures to ensure the property is safe in the short term.

The introduction of fixed timescales is a significant change from the usual disrepair and safety rules. For example, section 11 of the Landlord and Tenant Act 1985 requires landlords to complete certain repairs within a reasonable period of time. What is a reasonable period depends on the circumstances in each case, so under section 11 there are no strict timescales that landlords must follow.

Safety works for emergency hazards

A landlord must complete safety works within 24 hours. The 24 hour period starts when either:

• the landlord has reasonable grounds to believe that there is an emergency hazard

• an emergency hazard is identified during a routine inspection

If it's not possible to make the property safe within 24 hours, the landlord must offer the tenant and their household suitable alternative accommodation until the safety works are completed.

Safety works for significant damp and mould hazards

A landlord must complete safety works within 5 working days from when a significant damp and mould hazard is identified.

Where it is not possible to make the hazard safe within 5 working days, the landlord must offer the tenant and their household suitable alternative accommodation free of charge.

Follow up investigations and preventative works

A landlord might need to investigate again or complete works to prevent a hazard from returning.

After a remote investigation, a tenant can request that the landlord carries out an in-person investigation. The landlord must complete it within 10 working days of the request. This is known as a renewed investigation.

After completing initial safety works, the landlord might need to carry out a further investigation to understand how to prevent a hazard from returning. For example, a landlord might carry out emergency safety works to address damp and mould, such as a specialist mould wash and providing a dehumidifier, but a further investigation might be needed to identify the underlying causes.

Suitable alternative accommodation

A social landlord has a duty to provide suitable alternative accommodation if it is unable to complete necessary safety works within:

• 24 hours for an emergency hazard

• 5 working days from the end of the investigation for a significant damp and mould hazard

Suitable alternative accommodation must be provided at the landlord's expense. Accommodation must be available to anyone who usually lives in the property as a member of the tenant's family.

A tenant might choose to reject the offer of suitable alternative accommodation, even if this is against the landlord's advice. If so, they can remain in the property or stay with family or friends while the work is completed.

The landlord does not have to offer alternative accommodation again if the tenant refuses. If the tenant's situation changes, for example, the problem gets worse, the landlord could reassess and make another offer of accommodation.

If the landlord does not comply with Awaab's law

Where a social landlord does not comply with its duties under Awaab's law, a tenant can:

• make a formal complaint to the landlord

• escalate their complaint to the Housing Ombudsman

• apply to court for an order for specific performance or compensation

A tenant should start with a formal complaint to the social landlord. If this is not resolved, they can escalate their complaint to the Housing Ombudsman.

A tenant might need legal aid help to apply for a court order.

The next stages of Awaab's law

The government will extend Awaab's law in stages to other hazards in social housing.

Phase 2: October 2026

The second stage, from October 2026, will extend the regulations to cover additional significant hazards in social housing. The hazards will include:

• excess cold and excess heat

• falls associated with baths, on stairs, between levels or on level surfaces

• structural collapse and explosions

• fire and electrical hazards

• domestic and personal hygiene and food safety

Phase 3: October 2027

The final stage, from October 2027, will mean social landlords have to address all other significant hazards, apart from hazards relating to overcrowding.

Awaab's law in the Renters' Rights Bill

The Renters’ Rights Bill is currently progressing through parliament and is expected to receive Royal Assent later in 2025. The Bill will introduce major reforms to the private rented sector, including abolishing no-fault section 21 notices and assured shorthold tenancies.

The Bill also contains provisions to introduce Awaab’s law to private rented housing. This is due to be introduced at a later date, after the main changes from the Bill are implemented. It's likely that this won't be implemented until 2027 at the earliest.