From October 27 2025, social landlords in England face a new benchmark in tenant safety and housing quality. Awaab’s Law mandates that social housing providers respond to reports of damp, mould and emergency hazards within strict time-limits.
Named after Awaab Ishak, a two-year-old who tragically died after prolonged exposure to mould in his home, the legislation builds on the Social Housing (Regulation) Act 2023 and represents one of the most significant reforms in UK social housing for decades.
Why It Matters
Dampness, condensation and mould are not just unsightly, they pose serious health risks, particularly for children, older adults and anyone with respiratory problems. Until now, responses from some housing providers were inconsistent and slow. The new law removes ambiguity and introduces legally enforceable deadlines.
The Government has confirmed that: From October 2025 social landlords will have to investigate and fix dangerous damp and mould in set time periods, as well as repair all emergency hazards within 24 hours
What the Law Requires
Here’s a summary of the key obligations under the first phase of Awaab’s Law (damp & mould in social housing):
- Landlords must investigate reported significant damp or mould hazards within ten working days of becoming aware.
- They must provide residents with a written summary of the findings within three working days of concluding that investigation.
- If a hazard is confirmed as posing a significant risk to health or safety, the property must be made safe (including temporary measures) within five working days from investigation completion.
- Major remedial works must then be completed within twelve weeks, or within a “reasonable time” thereafter depending on complexity.
- Emergency hazards (e.g., mould rapidly spreading in a property with tenant illness) must be addressed within 24 hours.
Phase 2, from 2026, will extend the law to further hazards including excess cold & heat, fire, structural collapse, hygiene hazards and electrical dangers.
What Landlords Must Do to Prepare
To comply with Awaab’s Law, social housing providers will need to strengthen their systems, communication, and culture. Key priorities include:
- Track and evidence every case: Each damp or mould report must be logged, monitored, and backed by full audit trails to prove compliance.
- Communicate clearly with residents: Investigation summaries should be easy to understand, outlining findings and next steps in plain language.
- Be proactive and data-led: Identify high-risk homes and use tools like humidity or temperature sensors to detect hidden issues early.
- Foster collaboration: Ensure strong coordination between teams, contractors, and surveyors to resolve hazards quickly and effectively.
- Prepare for future expansion: Use this phase to build systems ready for other hazards coming in 2026–27, including excess cold, fire, and electrical risks.
Challenges and Practical Considerations
- Access delays: If tenants don’t allow entry, or installations must wait, meeting the deadlines will be challenging.
- Ventilation & root causes: The law identifies damp and mould as hazards, but the root causes may lie in inadequate ventilation, structural issues or insulation installations that trap moisture.
- Resource & capacity: Meeting 24-hour emergency deadlines and 10-day investigations requires sufficient skilled staff, 24/7 emergency provision, and high performing supply chains.
- Evidence & quality assurance: Providers must audit installations, not just assume compliance.
- Resident engagement: Some tenants may not report issues for fear of reprisals, or because they don’t recognise damp/mould as a hazard. Providers need to engage proactively, especially with vulnerable residents.
What This Means for Residents
For someone living in social housing, Awaab’s Law offers:
- The right to expect swift action when hazards like mould or damp are reported.
- Clear snapshots of what is happening: investigation summaries, timelines for work.
- Legal backing: if the landlord fails to act within the deadlines, tenants have stronger grounds for complaint or legal redress.
- A step towards safer, healthier homes as the law expands to other hazards.
Awaab’s Law marks a significant shift in the regulation of social housing. It sets out time-bound, enforceable duties rather than vague expectations. For landlords, compliance is now non-negotiable. For residents, it represents a tangible increase in protection. step forward. A standardised approach to assessment means retrofit programmes can be more reliable, fundable, and effective.
