Awaab's Law: What the October 2025 Changes Mean for Social Landlords

What is Awaab's Law?

Awaab's Law is named after two-year-old Awaab Ishak, who tragically died in 2020 due to prolonged exposure to damp and mould in his family's social housing flat in Rochdale. The inquest found that his death was entirely preventable, and the case highlighted systemic failures in how social landlords respond to reports of hazardous living conditions.

In response, the government introduced Awaab's Law as part of the Social Housing (Regulation) Act 2023. The law sets strict time limits for social landlords to investigate and fix reported health hazards, including damp, mould, and other serious issues.

Key Changes Coming in October 2025

From October 2025, Awaab's Law will impose the following requirements on social landlords in England:

• Investigate hazards within 14 days of a tenant's report
• Start repairs within a further 7 days
• Complete emergency repairs within 24 hours
• Provide interim solutions (such as alternative accommodation) if repairs cannot be completed immediately
• Keep tenants fully informed throughout the process

These timelines apply to all hazards that pose a serious risk to health, not just damp and mould.

Who Does Awaab's Law Apply To?

Initially, Awaab's Law applies to:

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

From 2026, the government plans to extend similar standards to the private rented sector, meaning all landlords could face comparable obligations in the near future.

What Happens If You Don't Comply?

Social landlords who fail to meet the requirements of Awaab's Law may face:

• Enforcement action from the Regulator of Social Housing
• Unlimited fines
• Increased scrutiny and regulatory intervention
• Reputational damage and tenant dissatisfaction
• Legal action from tenants for breach of duty

Why This Matters for All Landlords

Although Awaab's Law currently applies only to social housing, it sets a new benchmark for tenant safety and landlord accountability. Private landlords should take note because:

• The private sector extension is expected by 2026
• Courts and local authorities may use these standards as a reference point
• Insurance providers may require evidence of proactive hazard management
• Tenants are increasingly aware of their rights and more likely to take action

How to Prepare for Awaab's Law

Whether you're a social landlord or preparing for future private sector requirements, here's how to get ready:

• Implement a clear reporting system - Make it easy for tenants to report issues (online portals, phone lines, email)
• Act quickly on reports - Don't wait for problems to escalate; investigate within days, not weeks
• Carry out regular inspections - Identify damp, mould, and other hazards before tenants report them
• Maintain detailed records - Document all reports, inspections, communications, and remedial works
• Invest in prevention - Improve ventilation, insulation, and heating to reduce damp and mould risks
• Train your team - Ensure staff understand the law and know how to respond effectively

Common Causes of Damp and Mould

To prevent issues before they arise, address these common causes:

• Poor ventilation (lack of extractor fans, blocked vents)
• Inadequate heating or insulation
• Leaking roofs, gutters, or plumbing
• Condensation from cooking, bathing, and drying clothes
• Rising damp due to failed damp-proof courses
• Structural issues such as cracked walls or missing pointing

Key Takeaways

• Awaab's Law takes effect in October 2025 for social landlords
• Social landlords must investigate hazards within 14 days and start repairs within 7 days
• Emergency repairs must be completed within 24 hours
• Private landlords should prepare for similar requirements by 2026
• Non-compliance can result in unlimited fines and enforcement action
• Proactive maintenance and fast responses are essential

Need Help with Compliance?

Our team can help you assess damp and mould risks, carry out necessary surveys, and implement effective solutions to keep your properties safe and compliant with Awaab's Law.