How Does Awaab’s Law Protect My Rights As A Social Housing Tenant?

What is Awaab’s Law?

Awaab’s Law came into force on 27 October 2025 and imposes a duty on social housing landlords to address and remedy all emergency and all significant damp and mould hazards within a specified deadline.

The law was made in memory of Awaab Iskah, who passed away at 2 years old from a severe respiratory condition caused by prolonged exposure to mould in his home. His parents had made repeated reports to the landlord in the three years prior to Awaab’s death, but no action was taken to address the mould.

The remit of Awaab’s Law will be extended in October 2026 (Phase 2) and October 2027 (Phase 3) to provide protection against all hazards, apart from overcrowding, that present a significant risk of harm.

Awaab’s Law applies to all social housing landlords, whether they are a local authority or a privately registered provider such as a housing association.

What is a hazard under Awaab’s law?

Awaab’s Law seeks to protect tenants in circumstances where they face a risk of harm to their health or safety from the following types of hazards:

• Significant hazard – This refers to a relevant hazard that poses a significant risk of harm, and this harm is associated with exposure to damp, mould or fungal growth caused by a deficiency within the property for which the landlord is responsible.
• Emergency hazard – This relates to a relevant hazard that poses an imminent and significant risk of harm and this harm is caused a deficiency within the property that is the landlord’s responsibility but one that is not associated with overcrowding.

What duties are placed on the landlord?

Awaab’s Law imposes an obligation on social landlords to comply with the following, within a restricted timeframe:

• They must investigate any potential emergency hazards and if determined as ‘emergency’, they must undertake action to make the hazard safe within 24 hours.
• They must investigate any potential significant hazards within 10 working days.
• They must produce a written summary of findings from an investigation and provide this to the tenant within 3 working days of the investigation’s conclusion, unless works are completed and the hazard is made safe.
• They must begin or take steps to begin any supplementary work to prevent a significant or emergency hazard recurring within 5 working days of the investigation’s conclusion. If steps to begin work cannot be taken within 5 working days, this must be done as soon as possible and physically started within 12 weeks.
• They must satisfactorily complete supplementary preventative works within a reasonable time period.
• They must secure suitable alternative accommodation for the household, at the landlord’s expense, if relevant safety work cannot be completed within specified timeframes.
• They must update the tenant throughout the process and provide information on how to keep safe.

How will Phase 2 and Phase 3 of Awaab’s Law improve protection of my rights?

Phase 2 will take place in October 2026, and the regulations will then be extended to cover hazards where they present a significant risk of harm, such as:

• Excess cold and excess heat;
• Falls;
• Structural collapse and explosions;
• Fire and electrical hazards; and
• Domestic and personal hygiene and food safety.

In October 2027, Phase 3 will take place and the regulations will be extended to all remaining hazards referenced within The Housing Health and Safety Rating System that present a significant risk of harm.

Overall, we consider that the implementation of Awaab’s Law will prove to be a fundamental and revolutionary protection of the rights of social tenants when faced with hazardous and unsafe conditions within their homes.

Jayesh Kunwardia, Partner in the Housing Team at Hodge Jones & Allen comments:

“Awaab’s Law marks a pivotal change in the way social housing conditions are regulated. For far too long, tenants have been left waiting for essential repairs, often at great personal risk. This legislation introduces clear deadlines and real accountability – giving tenants stronger protection and a clearer path to safety. Awaab’s Law represents not just legislative reform, but a renewed commitment to dignity, safety, and accountability in social housing. Tenants deserve homes that protect their wellbeing, and this law strengthens the mechanisms that make that expectation a reality.”

Our team of expert solicitors are dedicated to protecting the rights of social housing tenants and can provide specialist advice on your housing matter. If you require legal advice or support, please contact our Housing Law department on 0330 822 3451 to discuss your enquiry or request a call back.