Awaab's Law, as part of the Social Housing (Regulation) Act 2023, is set to come into force for social housing providers in a phased approach, with the first phase becoming legally binding from 27th October 2025. This initial phase primarily addresses emergency hazards and significant damp and mould issues, establishing strict new timeframes for investigation and repair.

The implementation of Awaab's Law marks a pivotal shift in the responsibilities of social housing landlords across the UK, specifically in England. Named after two-year-old Awaab Ishak, whose tragic death in December 2020 was directly linked to prolonged exposure to mould in his home, this legislation aims to prevent similar incidents by enshrining clear legal duties and timescales for addressing hazardous living conditions. It's a significant step towards ensuring that all social housing tenants live in safe and healthy environments.

The Phased Rollout: A Clear Timeline for Compliance

Awaab's Law will not be a sudden, all-encompassing change but rather a carefully managed, phased introduction designed to allow social landlords time to adapt their systems and processes. This approach ensures that the most pressing issues are tackled first, with broader hazards being addressed in subsequent stages.

Phase 1: Commencing 27th October 2025

The initial phase, effective from 27th October 2025, focuses squarely on two critical areas: emergency hazards and significant damp and mould issues. This is where the immediate impact will be felt most keenly by social landlords.

• Emergency Hazards: From this date, social landlords will be legally required to investigate and take action on emergency hazards within a mere 24 hours of becoming aware of them. An emergency hazard is defined as one posing an imminent or significant risk to the health or safety of a tenant. Examples could include gas leaks, exposed wiring, major water leaks, or severe structural issues. If the property cannot be made safe within this 24-hour window, the landlord must offer suitable alternative accommodation at their expense until the necessary safety works are completed.

• Significant Damp and Mould: For damp and mould issues that present a significant risk of harm to tenants, the law sets out a series of stringent timeframes:

  • Investigation: Social landlords must investigate potential significant hazards, including damp and mould, within 10 working days of being notified or becoming aware of the issue. This investigation needs to determine the nature and severity of the hazard.

  • Written Summary: Following the investigation, a written summary of the findings must be provided to the tenant within three working days. This summary should clearly outline the outcome of the investigation, the identified hazards, and the proposed next steps.

  • Making Safe and Remedial Works: If the investigation confirms a significant hazard, landlords must take immediate action to make the property safe (which may involve temporary measures) and begin any required repair works within five working days of the investigation's conclusion. Should it not be possible to commence the full remedial works within these five working days, they must start as soon as reasonably practicable, with a maximum long-stop of 12 weeks from the conclusion of the investigation.

  • Tenant Communication: Throughout this process, landlords are obligated to keep tenants updated on the progress of investigations and repairs.

This initial phase demands a proactive and rapid response mechanism from social landlords. It's no longer acceptable to let issues fester; the law demands swift identification, thorough investigation, and timely resolution.

Phase 2: From 2026 – Expanding the Scope

Following the successful implementation and learning from Phase 1, the scope of Awaab's Law is set to expand in 2026. This phase will incorporate a wider range of hazards as defined by the Housing Health and Safety Rating System (HHSRS). The HHSRS is a comprehensive risk assessment tool used to identify and assess potential hazards in residential properties.

Hazards likely to be included in Phase 2, beyond just damp and mould, are expected to encompass:

• Excess cold and heat

• Fire and electrical risks

• Falls (e.g., on stairs, between levels)

• Structural collapse and explosions

• Domestic hygiene, pests, and refuse

• Poor sanitation and drainage

This expansion will require social landlords to broaden their internal capabilities for identifying, triaging, and addressing a more diverse set of potential dangers within their housing stock. It signifies a move towards a more holistic approach to tenant safety and well-being.

Phase 3: From 2027 – Full Implementation

By 2027, the aim is for Awaab's Law to be fully implemented, covering all remaining hazards under the HHSRS, with the exception of overcrowding. This final phase will solidify the legal framework, ensuring that social housing providers are held accountable for maintaining homes that are truly fit for human habitation across the entire spectrum of potential risks. This staged approach allows for continuous refinement and adaptation of practices as landlords gain experience with the new regulations.

The Driving Force: Awaab Ishak's Legacy

Awaab's Law is a direct response to a preventable tragedy. Awaab Ishak died from a severe respiratory condition caused by prolonged exposure to black mould in his family's flat, managed by Rochdale Boroughwide Housing. The coroner's report highlighted systemic failures and a lack of urgency in addressing the hazardous conditions. This heartbreaking case galvanised public and political will to enact meaningful change, ensuring that no other child or tenant suffers a similar fate due to unsafe housing conditions. The law is therefore a testament to the power of advocacy and the pursuit of justice for vulnerable individuals.

Implications for Social Housing Providers

The introduction of Awaab's Law carries significant implications for social landlords. It's not merely a tick-box exercise; it necessitates a fundamental shift in culture, operations, and resource allocation.

• Proactive vs. Reactive Maintenance: Historically, some landlords may have adopted a more reactive approach to repairs, waiting for issues to escalate before intervention. Awaab's Law demands a proactive stance, with robust systems in place for early identification of potential hazards and rapid response. This means investing in preventative maintenance and regular inspections.

• Enhanced Record-Keeping and Data Management: Accurate and comprehensive record-keeping will be crucial for demonstrating compliance. Landlords will need robust systems to log reported hazards, track investigation timelines, document findings, record repair actions, and manage communication with tenants. This data will be vital for internal audits and external scrutiny.

• Staff Training and Competency: Frontline staff, including housing officers, repairs teams, and customer service representatives, will require extensive training on the new regulations, hazard identification, and effective communication protocols. They must be equipped to accurately triage issues and understand the urgency associated with different types of hazards.

• Financial Investment: Compliance with Awaab's Law will undoubtedly require significant financial investment from social housing providers. This includes funding for increased staffing, IT system upgrades, training programmes, and the accelerated pace of repairs and remedial works.

• Tenant Empowerment: The law empowers tenants with clearer rights and avenues for redress. If landlords fail to meet the prescribed requirements, tenants will have stronger grounds to pursue legal action for breach of contract. This increased accountability will foster a more tenant-centric approach to housing management.

• Partnerships and Supply Chain Management: Landlords will need to critically review and strengthen their relationships with contractors and supply chain partners to ensure they can deliver timely and effective repairs in line with the new timescales. This may involve revisiting service level agreements and exploring new models of collaboration.

The Role of Ventilation in Mitigating Hazards

A significant aspect of addressing issues like damp and mould, which are central to Awaab's Law, is ensuring adequate ventilation. Poor ventilation is a primary driver of moisture build-up within homes, leading to condensation and subsequently, mould growth.

• Understanding the Problem: When moist air cannot escape, it condenses on colder surfaces, creating the ideal environment for mould spores to thrive. Kitchens and bathrooms, due to high moisture generation from cooking, showering, and bathing, are particularly vulnerable. Insufficient air changes within a property exacerbate this issue.

• Ventilation as a Solution: Effective ventilation systems are paramount in creating healthier indoor environments and reducing the risk of damp and mould. Systems like those offered by VENTI are designed to provide controlled, continuous airflow, removing stale, moisture-laden air and supplying fresh, filtered air.

  • Decentralised Mechanical Extract Ventilation (dMEV) like ARIA: These systems provide continuous extract ventilation in wet rooms, tackling moisture at its source. While extract-only, they play a crucial role in preventing localised damp.

  • Mechanical Ventilation with Heat Recovery (MVHR) systems like RESPIRO (centralised) and FLUXO/AUREN (decentralised): MVHR systems are more comprehensive, not only extracting stale air but also recovering heat from it to warm incoming fresh air. This is highly energy-efficient and ensures a continuous supply of clean, filtered air throughout the entire property (centralised systems) or individual rooms (decentralised systems). For new builds, centralised MVHR is often ideal, whereas decentralised units are excellent for retrofit or refurbishment projects due to their simpler installation.

By investing in and properly maintaining such ventilation solutions, social landlords can proactively address one of the key hazards highlighted by Awaab's Law, thereby improving tenant health and safety whilst ensuring compliance. It is a vital component of a holistic strategy to create truly healthy homes.

This legislation signals a monumental shift in social housing, demanding immediate, rigorous action. Landlords must prepare their systems, staff, and strategies to meet these crucial deadlines and ensure homes are genuinely safe.