Awaab's Law - Social Housing

On 27 October 2025, Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, also known as Awaab’s Law, came into effect for social housing.

Background

Awaab Ishak, 2 years old, died in December 2020. It was later determined that his death was caused by prolonged exposure to black mould. Awaab’s family had complained to their social housing provider but was told to paint over the mould. This new law has been brought in, in memory of Awaab, to help prevent other families having to suffer in the way that Awaab’s family have.

Who does this affect?

All residents living in social or council housing, will be protected under the new regulations. The only exception is for tenancy agreements that are exempt from Section 11 of the Landlord and Tenant Act 1985 – your housing provider will be able to confirm whether it applies or not. Some types of temporary or supported accommodation are also included in the new regulation, if the tenancy is part of social housing let by a registered provider.

How does this work?

If you notice damp and mould, or any potential hazard in your home, you need to make your landlord aware through the correct channel. If you are unaware of how to log concerns about your accommodation, then you should contact your housing provider or council as soon as possible.

Awaab’s Law applies to all the hazards laid out in the Housing Health and Safety Rating System, but takes a more person-centred approach so hazards may be deemed more urgent due to a tenant’s circumstances.

What has changed?

Definitive timelines for investigating and amending the concern have been brought into law. Although many housing providers had guidelines for this already, they were not always enforceable. There are now two main routes for when a concern is raised. Both of these timelines start from the date that the landlord was made aware, whether it’s from the tenant raising the issue, the landlord noticing the issue themselves or from a third party raising the issue (contractor, social worker, neighbour, family member, etc.).

A ‘significant hazard’ is one that poses a significant risk of harm to the health or safety of the occupier. The landlord will need to consider the personal circumstances of the tenants including age, mental and physical health. Tenants do not need to provide medical evidence to the landlord.

Notice of potential significant hazard

Investigate within 10 working days

Provide a written summary and conclusion of investigations within 3 working days

And

Make the property safe and begin (or take steps to begin) work to prevent hazard reoccurring within 5 working days

Further work must be started as soon as reasonably practicable and within 12 weeks.

An ‘emergency hazard’ is one that poses an immediate and significant risk of harm to the health and safety of the occupier. This could include broken boilers, significant leaks, exposed electricals, gas/carbon monoxide leaks, etc. The landlord will again need to consider the personal circumstances of the tenants as well as general factors (e.g. a broken boiler in the winter may be more urgent).

Notice of potential emergency hazard

Investigate and take action to make safe within 24 hours

Provide a written summary and conclusion of investigations within 3 working days

If the landlord is unable to make the property safe, then they must provide suitable alternative accommodation until the significant or emergency hazard is resolved. If, after investigation, an emergency hazard is deemed as a significant hazard, then the timeframes of the new hazard classification will take over, and vice versa.

What isn’t covered?

After investigation, a landlord could deem that the hazard isn’t significant of is out of the scope of Awaab’s Law. Awaab’s Law does not cover hazards that were caused due to damage by the tenant, in breach of their contract, e.g. blocking ventilation or removing internal doors. It also doesn’t cover issues that are outside the landlord’s scope to repair, e.g. issues caused by neighbouring properties, communal areas, or communal heating systems (unless owned by the landlord).

Complaints of social landlords in breach of Awaab’s Law should be made through the Housing Ombudsman (or other dispute resolution platform).

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