Awaab’s Law: What social & private landlords need to know

Awaab’s Law is set to transform the way landlords respond to safety hazards in rented homes. Coming into effect on 27 October, this new law is named after Awaab Ishak, a young child who tragically died in 2020 due to untreated mould in social housing. 

The legislation introduces strict, enforceable timescales for dealing with issues like damp, mould and other hazards, replacing the vague “reasonable time” standard under the Homes (Fitness for Human Habitation) Act 2018.

This guide explains the key points of Awaab’s Law, including who it applies to, what hazards are covered, and the legal duties and deadlines landlords must follow.

Whether you’re a social landlord, private landlord preparing for future changes, or a tenant wanting to understand your rights, this Q&A will give you a clear, practical overview of the new rules.

What is Awaab’s Law?

Awaab’s Law is a new legal requirement for social landlords to respond quickly to hazards in tenants’ homes. It is named after Awaab Ishaak, a young child who tragically died in 2020 due to extensive mould in his family’s social housing flat. The landlord, Rochdale Borough Homes, had failed to act despite complaints.

When does Awaab’s Law come into force?

The first phase of Awaab’s Law starts on 27 October 2025. Further phases will be introduced later, expanding its coverage.

Why was this law introduced?

Previously, under the Homes (Fitness for Human Habitation) Act 2018, landlords had to fix property hazards but only within a “reasonable time,” which was often disputed and led to delays. Awaab’s Law sets clear, enforceable deadlines to protect tenants’ health and safety.

Who does Awaab’s Law apply to?

The first phase applies to social landlords (housing associations, local authorities). From 2026, similar rules will also apply to private landlords.

What does Awaab’s Law cover?

Initially, it focuses on:

• Damp, mould, and fungal growth
• Emergency hazards – immediate and significant risks to health and safety

Later phases (from 2026) will include issues such as:

• Excessive cold or heat
• Noise
• Electrical hazards 

What are the new timescales for action?

The law brings in new time limits. Social landlords must now follow strict deadlines:

1. To make an immediate initial assessment to see if there is an emergency. In most cases this assessment could be done by phone based on the tenant’s comments.
2. To address emergencies within 24 hours, either by fixing the problem or by moving the tenant to temporary accommodation.
3. If there is not an emergency but there is a significant damp hazard, to investigate within 10 days and then remedy the issue or provide temporary accommodation within 5 days.
4. Provide a written summary of the issue and what is being done to the tenant within 3 working days.
5. Repairs must be completed within a reasonable timescale, but delays must be justified and explained.

Whether something is an ‘emergency’ or a ‘significant hazard’ depends both on the severity of the damp issue and on the tenant’s vulnerabilities. So there are some situations that would be an emergency for anyone, for example a significant ongoing leak which is causing ceilings to fall down. Some situations would be an emergency for elderly people, disabled people or those with young children, but a significant hazard for others, for example severe damp.

At the date of writing many tenants are living with emergencies or significant hazards. From 27 October 2025 social landlords will have obligations to act quickly to remedy the situation. This should make it easier to justify interim injunctions to force works.

What rights do tenants have?

• Tenants can enforce these duties in court if the landlord fails to comply.
• The law gives tenants clearer rights to timely repairs and safe living conditions. 

Temporary accommodation

There is currently no law requiring landlords to provide temporary accommodation for works. In practice nearly all social landlords recognise that works will not be done without decanting tenants, and that social tenants usually can’t make their own arrangements to stay elsewhere. They generally have a temporary decant policy. However tenants have very little legal rights to force the landlord to decant them if they decide not to do so. Awaab’s law changes this.

Aside from the fact that the temporary accommodation has to be safe, the law does not dictate what the temporary accommodation offered has to be like. It does not have to be ‘like for like’. Tenants do not have a legal obligation to move to a specific temporary property that is offered, but they do have to give access for works. Refusing temporary accommodation unreasonably may constitute denying access, or may limit compensation they receive in a disrepair claim, if they have failed to ‘mitigate their loss’ by moving.

Awaab’s law allows tenants to make applications to court for landlords to provide temporary accommodation if they fail to do so. This is a big development.

How does Awaab’s Law relate to previous housing laws?

Awaab’s Law builds on the Homes (Fitness for Human Habitation) Act 2018, which made landlords responsible for property defects that affect health. However, it strengthens it by: 

• Introducing clear deadlines.
• Holding landlords legally accountable for slow or inadequate responses. 

Why is Awaab’s Law significant?

• It addresses long-standing issues of delayed or temporary repairs.
• It sets enforceable standards that prioritize tenants’ health.
• It encourages accountability and better housing management practices. 

What role has Anthony Gold played in this area?

Anthony Gold has been active in tenant safety and well-being, contributing to the creation of the Homes (Fitness for Human Habitation) Act. We strongly welcome the clarity Awaab’s Law brings and will continue to support tenants to ensure landlords comply with their obligations.