First phase of Awaab’s Law comes into force for social landlords

The rules contained in the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 are named after Awaab Ishak, who died at the age of two in December 2020 as a result of exposure to mould at his family’s Rochdale social housing.

Under phase one of Awaab’s Law, social landlords will be required to repair emergency health and safety hazards within 24 hours of reporting.

They must also investigate significant damp and mould within 10 working days of being notified and then make properties safe in five working days.

For both types of hazards, they must write to tenants with the findings within three working days of inspection.  

If landlords cannot adhere to the deadlines, they will be obliged to offer alternative accommodation.

The Ministry of Housing, Communities and Local Government said: ““Those [landlords] who fail to comply with the rules face being taken to court, where they could be issued enforcement orders, forced to pay compensation and legal costs - as well as loss of rent if homes were uninhabitable.”

The Ministry has issued guidance for tenants on understanding and implementing their new rights, alongside updated guidance for social landlords.

The second phase of Awaab’s Law will be introduced in 2026 and expand tenant protections to cover more hazards like excess cold and heat, fire and electrical risks and hygiene hazards.

Phase 3 in 2027 will extend it to all remaining hazards covered by the Housing Health and Safety Rating System, except overcrowding.    

Housing Secretary Steve Reed said: “Everyone deserves a safe and decent home to live in and Awaab Ishak is a powerful reminder of how this can sadly be a matter of life or death.

“Awaab’s family has fought hard for change and their work to protect millions of tenants’ lives will live on as a legacy to their son. 

“Our changes will give tenants a stronger voice and force landlords to act urgently when lives are at risk, ensuring such tragedies are never repeated.”

Cllr Tom Hunt, Chair of the Local Government Association’s Inclusive Growth Committee, said: “Everyone has the right to live in a safe, decent, warm, and affordable home, and health hazards should be investigated and fixed in a timely manner.

“It’s positive that the introduction of Awaab’s Law will be phased in and that the initial focus will be on damp and mould, as the LGA has called for.”

However, Cllr Hunt reiterated that councils need sufficient funding to mitigate the existing pressures on housing stock so that they can put these new measures in place swiftly.

Suzanne Gregson, partner in the housing litigation team at law firm Anthony Collins, said there was a risk of increased complaints and litigation if social landlords are unable to meet the tight timeframes set within the legislation.

However, she suggested that the recent Mazur judgment might act as a potential “brake on claims”.

The verdict has “brought costs challenges and urgent restructuring to claimant solicitor firms bringing Awaab’s Law claims on behalf of tenants.

“Their business model has often been based on non-qualified, lower-cost litigation executives or paralegals running cases after issue of proceedings, as well as before.”

Gregson also predicts that, while many social landlords are “largely ready for phase one” of Awaab’s Law, challenges may occur when phases 2 and 3 are brought in over the next two years.

Helen Tucker, also a partner at Anthony Collins, said: “We anticipate the impact of Awaab’s Law will be the hardest to manage for small social landlords, such as the housing co-operatives who are registered providers but have no employed staff, no void properties to use as temporary accommodation and more informal arrangements with trades and contractors.”

The Government has committed to extending Awaab's Law to the private rented sector, saysing that this will be made law through the upcoming Renters' Rights Bill which completed its passage through Parliament on 22 October 2025.

Harry Rodd