Awaab’s Law
Understanding landlord responsibilities for damp, mould and housing hazards in social housing.
Helping landlords provide homes safe from damp and mould
Awaab’s Law introduces statutory requirements for social landlords in England to investigate and respond to serious hazards within tenants’ homes.
The regulations were introduced following the death of two-year-old Awaab Ishak in 2020 after prolonged exposure to mould in his home. They are intended to ensure that potential hazards are investigated, assessed and acted upon within defined timescales.
The requirements apply when a social landlord becomes aware of a potential hazard. Awareness may follow a tenant report, an inspection, a repair visit, information from a contractor or another appropriate route.
What are the current timescales?
The following are the key Phase 1 requirements for social landlords in England. The clock begins when the landlord becomes aware of a potential hazard.
Investigate and, where confirmed, complete relevant safety work to make the property safe within 24 hours of becoming aware.
Investigate a potential significant damp and mould hazard within 10 working days of becoming aware.
Provide the tenant with a written summary of the investigation findings within 3 working days of the investigation concluding.
Where a significant hazard is identified, complete relevant safety work within 5 working days of the investigation concluding.
Start or take steps to start supplementary preventative work within 5 working days; where delayed, physical work must begin within 12 weeks.
A practical route through the timeframes
Triage is part of the initial determination. It is not a separate step that pauses the statutory clock.
Become aware
A potential hazard is reported or identified through an appropriate route.
Assess and triage
Review the hazard, the home and the circumstances of the occupiers.
Investigate
Complete the appropriate investigation within the emergency or significant-hazard timeframe.
Make safe
Complete relevant safety work and explain the findings and next actions.
Prevent recurrence
Start and track supplementary works, follow up and keep clear records.
What is a significant hazard?
A significant hazard is more than the presence of a defect. The question is whether the condition creates a significant risk of harm to the health or safety of an occupier.
The assessment should consider the nature and severity of the defect, the likelihood of harm and the potential consequences. It should also consider the people living in the home and how the condition affects them.
Similar-looking defects may require different responses in different homes. A decision should not rely only on photographs, a repair description or a generic risk category.
Who does Awaab’s Law apply to?
Awaab’s Law relates specifically to the social rented sector in England and must be considered alongside other legal and regulatory duties.
Social landlords
It applies to almost all social housing occupied under a tenancy and let by a registered provider, including local authorities and housing associations, subject to the detailed regulations and exceptions.
Landlord responsibility
For the Awaab’s Law repair requirements to apply, the hazard generally needs to arise from a deficiency, disrepair or lack of maintenance in a building or land for which the social landlord is responsible and able to act.
The phased introduction of Awaab’s Law
Awaab’s Law is being introduced progressively across the social rented sector. Housing providers should prepare for the expansion while continuing to meet existing duties to keep homes safe.
27 October 2025
- All emergency hazards
- Significant damp and mould hazards
- Fixed investigation, safety-work and communication requirements
Further significant hazards
- Excess cold and excess heat
- Falls, structural collapse and explosions
- Fire, electrical hazards and hygiene or food-safety hazards
From 2027
- Remaining HHSRS hazards where they present a significant risk of harm
- Overcrowding remains outside the Awaab’s Law expansion described in the guidance
- Existing safety and fitness duties continue throughout
Commencement dates, scope and official guidance may be updated. Housing providers should check the latest Government guidance and the regulations when reviewing their policies and procedures.
Awaab’s Law and HHSRS
Awaab’s Law and the Housing Health and Safety Rating System are related, but they are not the same thing.
HHSRS
HHSRS provides a framework for assessing hazards in residential properties, considering the likelihood and potential severity of harm and helping inform proportionate action.
Awaab’s Law
Awaab’s Law creates specific statutory requirements and response timeframes for social landlords when qualifying emergency or significant hazards are identified.
What does Awaab’s Law mean in practice?
Compliance requires more than completing a repair quickly. Housing providers need reliable processes for identifying, triaging, inspecting, recording, communicating and monitoring hazards.
Does Awaab’s Law apply to private landlords?
The specific Awaab’s Law requirements described on this page relate to social landlords in England. The Renters’ Rights Act 2025 provides for Awaab’s Law to be extended to the private rented sector, but the detailed requirements and commencement position should be checked against the latest Government information.
Private landlords nevertheless continue to have existing responsibilities concerning property condition, fitness for human habitation and serious housing hazards.
How DampRo UK can help
We combine property inspection, housing compliance and data expertise to help organisations identify hazards, understand causes and determine practical next steps.
Independent inspections
Damp and mould, Awaab’s Law, HHSRS, category 1 and category 2 hazard and property-condition assessments.
View surveys →Evidence and reports
Photographic evidence, clear inspection reports, practical remedial recommendations, post-inspections and re-inspections.
View reports →Compliance and data
Reviews of damp and mould processes, compliance information, inspection workflows, reporting and property data.
View data support →Works and verification
Schedules of Works, SOR coding, programme support and verification that completed works have addressed the identified issue.
Explore provider support →Discuss an Awaab’s Law or damp and mould requirement
Contact DampRo UK to discuss an inspection, report, compliance review, data requirement or wider programme of work.
Important information
This page provides general information and should not be treated as legal advice. The application of Awaab’s Law depends on the circumstances of the property, the hazard, the landlord’s responsibilities and the occupants concerned. Always check the latest regulations and Government guidance, and obtain appropriate legal advice where necessary.