Awaab’s Law Compliance Guide 2025 for Social Landlords: Deadlines, Duties and Next Steps

Photo Credit: ITV News

Editor’s note: This article was initially published in February 2023, when Awaab’s Law was first announced by the Housing Secretary, Michael Gove. It has been updated in October 2025 to reflect the law’s full implementation and new compliance requirements for social landlords.

Awaab’s Law officially comes into force on 27 October 2025, improving how social landlords respond to damp, mould, and emergency repairs reports.

With the countdown now on, housing providers, councils, and housing associations must be ready to act quickly.

This guide from Ecosafe Group explains what Awaab’s Law means, who it applies to, and the practical steps landlords should take now to stay compliant and protect residents.

What Is Awaab’s Law?

Awaab’s Law is new legislation introduced under the Social Housing (Regulation) Act 2023, requiring social landlords to investigate and resolve hazards such as damp, mould, and structural safety issues within fixed legal timeframes.

According to the Housing Ombudsman’s 2023 Spotlight on Damp and Mould, over 40% of housing complaints relate to damp and mould, underscoring why the government has prioritised this legislation.

Speaking about the legislation, Secretary of State for Levelling Up, Housing, and Communities Michael Gove said:

"The tragic death of Awaab Ishak should never have happened. He was inexcusably let down, and his family was repeatedly ignored. Today, we have announced tough new laws to force social landlords to fix their homes within strict new time limits. Those landlords who continue to drag their feet over dangerous, damp, and mould will face the full force of the law."

Why It’s Called Awaab’s Law

The law's name came after the heartbreaking death of two year old Awaab Ishak in 2020 following prolonged exposure to mould in his family’s social housing flat, managed by Rochdale Boroughwide Housing.

His case highlighted the devastating impact of poor housing conditions and the urgent need for stronger accountability across the sector.

Following Awaab’s death, the government quickly legislated for stronger housing standards.

Awaab’s Law was introduced through the Social Housing (Regulation) Act 2023 and enforced via secondary legislation that sets out the specific timeframes for investigations and repairs. This step marks a significant milestone in the government’s commitment to improving housing safety and quality across the social rented sector. As part of a broader investment in social housing standards, £30 million of funding was allocated in early 2023 to the Greater Manchester and West Midlands Combined Authorities to support local improvement projects. While these funds are not dedicated solely to Awaab’s Law, they reflect the government’s drive to tackle poor housing conditions nationwide. The law’s first phase, covering damp, mould, and emergency hazards, comes into force on 27th October 2025, with further regulations expected to expand its scope by 2027.

Who Does Awaab’s Law Apply To?

Awaab’s Law applies to all registered providers of social housing in England, including:

• Local authority landlords

• Housing associations and registered social landlords

• Temporary and supported accommodation under a tenancy

It does not apply to homeowners, shared ownership, or accommodation held under a licence. For transparency: this includes social housing providers but not HMOs, unless managed under a registered provider tenancy.

If you manage social housing stock under a tenancy, these new regulations will apply directly to your repair and maintenance obligations.

What Are the Awaabs Law New Legal Timeframes?

From 27 October 2025, landlords must meet strict maximum time limits for identifying and resolving hazards:

Awaab’s Law Deadlines

• Stage 1 - Emergency investigation

  • Timeframe - Within 24 hours

  • Action Required - Investigate and make the property safe

• Stage 2 - Significant hazard investigation

  • Timeframe - Within ten working days

  • Action Required - Confirm if a hazard exists

• Stage 3 - Written summary to the tenant

  • Timeframe - Within three working days

  • Action Required - Share the investigation outcome

• Stage 4 - Relevant safety works

  • Timeframe - Within five working days

  • Action Required - Complete repairs to make the home safe

• Stage 5 - Preventive works

  • Timeframe - Begin within five working days, start within 12 weeks

  • Action Required - Stop the hazard from recurring

These are maximum timeframes. Social landlords should act sooner wherever possible, especially where tenants are vulnerable or health risks are evident.

Phase Expansion: What’s Coming Next

Initially, Awaab’s Law focuses on damp, mould, and emergency hazards.

However, by 2026, regulations will expand to include:

• Excess cold and heat

• Fire and electrical hazards

• Hygiene and food safety hazards

• Falls, structural collapse, and explosions

By 2027, Awaab’s Law will bring every remaining hazards under the Housing Health and Safety Rating System (HHSRS) into scope.

What Counts as a ‘Significant’ or ‘Emergency’ Hazard?

Under the law, a:

• Significant hazard pose a serious risk of harm that a reasonable landlord would treat as urgent.

• An emergency hazard poses an imminent risk of harm, which must be made safe within 24 hours.

  
  

Examples include:

• Gas leaks or electrical faults

• Broken boilers or total loss of heating

• Structural instability or leaks causing unsafe conditions

• Widespread damp or mould affecting bedrooms or living spaces

For further clarity, see Government Guidance on Awaab’s Law (GOV.UK).

5-Step Compliance Action Plan for Social Landlords

1. Audit your repair policies.

   Compare your current repair response times to Awaab’s Law deadlines. Identify any gaps in policy or contractor SLAs.

2. Centralise hazard reporting.

   Use a digital platform or housing management system to automatically log, track, and prioritise damp and mould cases. Ecosafe’s Compliance Services page

3. Train your teams.

   Brief housing officers, maintenance staff, and contractors on the new legal duties and how to categorise “significant” vs “emergency” hazards.

4. Strengthen contractor partnerships.

   Ensure all repair and compliance partners (including subcontractors) understand Awaab’s Law and can deliver within the time limits.

5. Implement preventative inspections.

   Proactive damp and mould assessments reduce complaints and ensure homes remain safe. Ecosafe Group - Damp and Mould Services

Why This Matters: More Than Compliance

Awaab’s Law is about people first, not just legal deadlines.

Behind every regulation is a family whose safety depends on healthy housing.

Awaab’s Law clearly and transparently requires social landlords to act fast and transparently when health and safety risks arise. Residents with damp, mould, and other hazards have been ignored for too long. This legislation formalises what should already be standard practice: early intervention, effective communication, and documented accountability. We must build systems that prevent them. — Phil Neale, Technical Assets Manager, Ecosafe Group

In memory of Awaab Ishak, Awaab's Law represents a crucial step towards ensuring that social housing tenants have access to safe, decent, and comfortable living conditions. This legislation pays homage to Awaab's memory. It serves as a beacon of hope for countless individuals and families living in social housing, promising a brighter and healthier future within their homes.

At Ecosafe Group, “Safer Homes, Brighter Futures” is more than a slogan; it’s our responsibility.

Our teams work alongside housing associations, councils, and registered providers to make sure every home is compliant, safe, and fit for living - because safety and dignity should never wait for a regulation to come into force.

How Ecosafe Can Support You

Ecosafe Group works with social landlords, councils, and housing associations across the UK to deliver:

• Damp and mould remediation

• Fire safety and compliance upgrades

• Planned maintenance and compliance support

• Responsive repairs and void property managementnt

To understand further, please read our blog: Damp and Mould Awareness Week: Building Safer Homes, Brighter Futures

If you are looking for help and support with damp and mould in the homes that you manage, please contact us via our Business Development Manager, Liam Jacobs on 07444569017, or email liam@ecosafegroup.co.uk and we’ll be happy to help.