Awaab's Law sets clear timelines for social landlords in the UK to address hazards. Emergency hazards require investigation and action within 24 hours. For significant hazards, landlords must investigate within 10 working days, provide a written summary within 3 working days of investigation, and begin safety works within 5 working days, or within 12 weeks for supplementary works. Overall repairs should be completed within a reasonable timeframe.
The implementation of Awaab's Law, named in memory of two-year-old Awaab Ishak who tragically died due to severe mould exposure in his home, marks a pivotal shift in the landscape of social housing in the UK. This legislation, enacted through the Social Housing (Regulation) Act 2023, imposes stringent, legally binding requirements on social landlords to ensure safe and healthy living conditions for their tenants. The core objective is to prevent future tragedies by enforcing prompt and decisive action on hazardous housing conditions, particularly damp and mould. From October 2025, social landlords will face new obligations to investigate and address hazards within specific, non-negotiable timescales.
Awaab's Law categorises hazards to dictate the urgency of response. There are primarily two tiers: 'emergency hazards' and 'significant hazards'. The distinction is crucial, as it directly impacts the speed at which landlords must act.
Emergency hazards are those that pose an imminent and significant risk of harm to the health or safety of a resident. Think of a rapidly spreading electrical fire risk, a collapsing ceiling, or severe, life-threatening mould that immediately impacts breathing.
Investigation and Action within 24 Hours: Once a social landlord becomes aware of a potential emergency hazard, they must investigate the issue and take immediate action to make the property safe within 24 hours. This is a critical, non-negotiable deadline. If the property cannot be made safe within this timeframe, the landlord is legally obliged to offer suitable alternative accommodation at their expense until the necessary safety works are completed. This reflects the severity of such hazards and the paramount importance of tenant safety.
Significant hazards, while serious, are not immediately life-threatening. These often include widespread damp and mould that, over time, can severely impact health, or other serious health risks that don't demand instantaneous evacuation. The response to these hazards follows a defined, multi-step timeline:
Investigation within 10 Working Days: Upon becoming aware of a potential significant hazard, the social landlord must conduct a thorough investigation within 10 working days to ascertain if such a hazard exists. This initial period is for assessment and identification.
Written Summary within 3 Working Days: Following the completion of the investigation, the landlord must provide the named tenant with a clear, written summary of the findings within 3 working days. This summary must detail whether a hazard was found, what actions are required, estimated timelines for repair, and contact information. This ensures transparency and keeps the tenant informed throughout the process.
Commencement of Safety Works within 5 Working Days (or 12 Weeks for Supplementary Works): If the investigation confirms a significant hazard presenting a risk to health or safety, the social landlord must begin relevant safety works to make the property safe within 5 working days of the investigation concluding. This might involve temporary measures to mitigate the immediate risk. Furthermore, any supplementary works needed to prevent the hazard from reoccurring must be physically started as soon as reasonably practicable, and crucially, within 12 weeks of the investigation concluding. This accounts for more extensive repairs or planned preventative measures.
Satisfactory Completion within a Reasonable Time Period: While specific end dates for full completion are not rigidly defined for all works, the law mandates that all repair works must be completed within a "reasonable time period." This allows for the complexities of larger projects but still implies an expectation of diligent progress. Landlords are required to keep robust records to justify any delays if they cannot meet specific timeframes.
Awaab's Law is not a static piece of legislation; it's being rolled out in phases, progressively broadening its scope to encompass a wider array of hazards:
October 2025 (Phase 1): This initial phase focuses on damp and mould hazards that present a significant risk of harm, and all emergency hazards. This reflects the immediate impetus for the law.
2026 (Phase 2): The requirements will expand to cover additional hazards beyond just damp and mould. These include issues such as excess cold or heat, risks of falls, structural collapse, fire and electrical hazards, and domestic and personal hygiene concerns.
2027 (Phase 3): The law will be further extended to encompass all remaining hazards as defined by the Housing Health and Safety Rating System (HHSRS), excluding overcrowding. This comprehensive approach aims to address the full spectrum of potential dangers within social housing.
Awaab's Law fundamentally alters the relationship between social landlords and their tenants, demanding a proactive and responsive approach to property management. For landlords, this means:
Enhanced Due Diligence: A need for robust internal systems to track complaints, manage investigations, and schedule repairs efficiently. This also requires better data on resident vulnerabilities, such as age or pre-existing health conditions, to properly assess the risk posed by hazards.
Increased Accountability: Failure to comply with these strict timelines can lead to legal action, including breach of contract claims by tenants, and potential regulatory enforcement, fines, and reputational damage. Landlords must maintain clear audit trails of all communications and actions taken.
Proactive Maintenance: The emphasis shifts from reactive repairs to preventative measures, encouraging landlords to invest in better ventilation systems and regular property condition surveys to mitigate hazards before they escalate.
For tenants, Awaab's Law provides:
Stronger Rights and Protections: Tenants are empowered to hold their landlords accountable, with clear legal avenues for recourse if hazards are not addressed within the stipulated timeframes.
Improved Living Conditions: The ultimate goal is safer, healthier homes, free from the detrimental effects of damp, mould, and other serious hazards.
Greater Transparency: The requirement for written summaries of investigations ensures tenants are informed about the issues identified and the plans to resolve them.
If a landlord fails to adhere to these prescribed timelines, the consequences can be significant. Tenants can pursue legal action for breach of contract, and the Housing Ombudsman will have enhanced powers to investigate complaints. Landlords may face enforcement notices, rent repayment orders, substantial fines, and in severe cases, even criminal prosecution. The onus is on the landlord to demonstrate that all reasonable steps were taken to comply, or to provide justifiable reasons for any delays beyond their control.
While the initial focus of Awaab's Law is on the social housing sector, there is ongoing discussion and potential for similar requirements to be extended to the private rented sector in the future. This underscores a broader shift towards prioritising tenant safety and welfare across all housing tenures in the UK.
Awaab's Law represents a critical step forward in ensuring safer social housing, obliging landlords to act decisively and promptly on hazards, thereby improving the health and well-being of residents across the nation.