Understanding Awaab’s Law: What it means for Housing Disrepair

Background

In December 2020, two‑year‑old Awaab Ishak tragically died as a result of prolonged exposure to damp and mould in a rented social housing flat. This event catalysed a campaign to strengthen legal protections for tenants living in poor‑condition homes.

In response, the UK Government introduced the Social Housing (Regulation) Act 2023, which inserted a new Section 10A into the Landlord and Tenant Act 1985. This section creates a duty for social landlords to comply with “prescribed requirements” in relation to hazards in the home.

The subsequent regulations and guidance collectively referred to as Awaab’s Law set out time‑limits and obligations for investigation and repair of serious hazards, with particular emphasis on damp and mould to begin with.

Which properties and which hazards?

Awaab’s Law currently applies to social housing in England (properties let by registered providers such as housing associations or local authority landlords).

Though the initial focus is on damp and mould, the intention is to broaden the scope to include hazards listed in the Housing Health and Safety Rating System (HHSRS) Regulations 2005.

It is important to note that the law is being implemented in phases:
Phase 1 (from October 2025): covering damp and mould hazards and all emergency hazards within 24 hours.
Phase 2 (2026): broader category of hazards (excess cold/heat, falls, structural issues etc).
Phase 3 (2027): remaining hazards under HHSRS, excluding overcrowding.

Key duties and timescales

Under Awaab’s Law, social landlords must meet several key obligations when they become aware of a potential hazard:

Emergency Hazards – landlords must investigate and action emergency hazards within 24 hours.
Significant Hazards – Once a significant hazard such as damp and mould is reported or identified, the landlord must investigate within 10 working days.
Written summary – a written summary of the findings must be provided to the tenant within 3 working days of the investigation concluding. 

Conducting Repairs – If a risk to health and safety is confirmed, repairs must begin within 5 working days.
Completion – Repairs must be completed in a reasonable timeframe.
Alternative accommodation – If the property cannot be made safe, suitable alternative accommodation must be offered to protect the tenant’s health and safety.

In practice this means:
– Tenants have a stronger basis to demand prompt repair.
– Failure by the landlord may result in enforcement or compensation.
– Landlords must show they took all “reasonable steps” to comply.

Practical Tips for Tenants

– Report hazards promptly in writing and keep records.
– Ask for confirmation of investigation and timeline.
– Keep photos, correspondence, and health impact notes.
– Seek legal advice if landlords fail to act within required timescales.

For tenants living in social housing, Awaab’s Law is a major step forward in tackling housing disrepair. It ensures faster action, clearer accountability, and improved safety.