1 in 25 social rented homes across England is estimated to have a category 1 hazard, causing potential danger to life and a predicted £65 million annual cost to the NHS if unmitigated. Tragically, direct exposure to mould in social housing resulted in the death of Awaab Ishak, prompting the creation of Awaab’s Law, part of the biggest rollout of government reforms affecting social housing in a decade.
In this guide, we’ll break down what Awaab’s Law is, why it matters, and its implications for housing associations and social landlords.
The Context Behind Awaab’s Law
In December 2020, 2-year-old Awaab Ishak died from respiratory conditions linked to direct exposure to mould in the home his parents rented from Rochdale Boroughwide Housing. Awaab Ishak’s death was preventable, and his parents had raised their concerns several times to the housing association. In this case, the landlord failed to act and even blamed the family for causing the damp and mould through their everyday activities.
Following Awaab Ishak’s death, the coroner’s ruling highlighted mould exposure as the cause of death, prompting the child’s parents to lead a petition alongside the Manchester Evening News and Shelter. In response, the UK government introduced Awaab’s Law as an amendment to the Social Housing (Regulation) Bill, which became law on 20th July 2023.
What is Awaab’s Law?
Awaab’s Law required the government’s Secretary of State for Levelling Up, Housing and Communities to set legal duties for landlords to address hazards like damp and mould in social housing within a fixed time period.
Following an initial consultation, Awaab’s Law will come into force on 27th October 2025, inserting a term into all social housing tenancy agreements that requires landlords to comply with the new requirements. This gives tenants a basis from which to take legal action against social landlords who fail to comply with the new law.
While initially focusing on damp and mould and emergency hazards, it’s worth noting that Awaab’s Law will expand to cover more hazards over time. For October 2025, the government has published draft guidance for social landlords, with separate guidance for tenants to be made available soon. In 2026, the requirements set under Awaab’s Law will expand to require social landlords to address more hazards, including:
- Excess cold or heat
- Falls
- Structural collapse
- Explosions
- Fire and electrical hazards
- Domestic and personal hygiene
- Food safety
Looking ahead to 2027, the requirements will expand to include all the remaining hazards defined by the Housing Health and Safety Rating System (HHSRS) wherever there is a significant risk of harm. Overcrowding, however, is excluded at present.
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What is the Significance of Awaab’s Law?
Awaab’s Law is significant as it introduces legally enforceable timeframes for investigations and repairs to protect social housing residents in England. With 10% of social rented homes classed as ‘non-decent’, this law aims to protect residents from health and safety risks in their own homes.
One clear message from the government’s new guidance is that damp and mould is not a ‘lifestyle issue’. Tenants need to be able to complete daily activities like bathing, cooking and drying their clothes without being blamed for the normal resulting condensation. Instead, social landlords will need to identify and address the causes of damp and mould, from inadequate ventilation to structural issues.
What Does Awaab’s Law Mean for Housing Associations?
If you work for a registered social housing provider in England, you will have to meet the requirements of Awaab’s Law. Consider that the English Housing Survey revealed 935,000 homes in England had damp problems in 2021, and you’ll see the scale of the issue.
You can find the government’s draft guidance for social landlords here. In summary though, the new regulations will require social landlords to:
- Investigate potential emergency hazards within 24 hours of becoming aware of them and undertake relevant safety work as soon as reasonably achievable, again within 24 hours of confirming the issue.
- Investigate potential significant hazards within 10 working days.
- Summarise investigation findings and provide this to the tenant in writing within 3 working days.
- Undertake safety work within 5 working days of the investigation if a significant hazard is found.
- Begin or take steps towards any further works required for a significant or emergency hazard within 5 working days and physically start work within 12 weeks.
- Complete works to satisfaction within a reasonable period of time.
- Provide alternative accommodation for the household if safety work cannot be completed within the specified timeframe, while keeping tenants updated throughout and informed on how to stay safe.
Awaab’s Law does allow social landlords a defence in legal cases against them, if they can show they have taken all the steps possible to comply with requirements, but failed to meet them for reasons beyond their control. This is according to Section 10A(5) of the Landlord and Tenant Act 1985.
Further Study to Prepare You for Awaab’s Law
As you’ll now know, Awaab’s Law is significant as it legally protects social housing tenants’ rights to live in homes free from significant hazards and the health risks associated with them.
For housing associations and others in the industry, the new requirements set by the law represent a significant challenge and the necessary momentum to address known hazards across our housing stock.
Dealing with damp, mould, and condensation requires expertise and training, which you can demonstrate by taking our Level 3 Award in Damp, Mould and Condensation in Buildings.
ABBE has developed this Ofqual-regulated, government-approved qualification with input from Professor John Edwards, an industry leader and expert in damp and mould in buildings, who leads our course.
Find out more and book onto our Level 3 Award in Damp, Mould and Condensation 2-Day Course, or choose our On-Demand E-Learning option.
