In October 2025, Awaab’s Law came into force in the UK, marking a historic step in protecting tenants from unsafe housing conditions. Named after Awaab Ishak, a toddler who tragically died from prolonged exposure to mould in his home, this law is designed to make social housing safer by enforcing strict deadlines for landlords to repair serious hazards.
If you are a tenant or landlord in the UK, understanding Awaab’s Law is crucial—not only for compliance but also for safeguarding health and wellbeing. This guide breaks down the law, its timeframes, practical implications, and guidance for private and social landlords.
Who Was Awaab Ishak and Why Is There a Law Named After Him?
Awaab Ishak was a two-year-old boy living in Rochdale, England. In 2020, he died after long-term exposure to black moud in his council-provided home. Investigations revealed that the social landlord had failed to act promptly, despite multiple complaints from the family.
The public outcry over Awaab’s death led to the introduction of Awaab’s Law, part of the Social Housing (Regulation) Act, aiming to prevent similar tragedies.
Key Facts:
| Fact | Details |
|---|---|
| Name | Awaab Ishak |
| Age | 2 years old |
| Year of Death | 2020 |
| Cause | Prolonged exposure to mould |
| Outcome | Prompted introduction of Awaab’s Law (October 2025) |
What Is Awaab’s Law?
Awaab’s Law is a UK housing regulation that mandates strict deadlines for social landlords to investigate and repair serious hazards such as damp, mould, and emergency issues.
Key Points:
- Effective Date: 27 October 2025
- Focus: Social housing initially, with private landlords expected to follow guidance in some cases
- Primary Hazards Covered: Damp, mould, emergency repairs (gas leaks, broken boilers, no water)
- Investigation Deadlines: 10 working days for damp and mould, 24 hours for emergencies
- Future Phases: From 2026 onwards, the law will cover 29 housing hazards including fire risk, unsafe electrics, leaks, and structural defects
Awaab’s Law Timeframes: A Quick Reference
One of the most important elements of Awaab’s Law is its time-sensitive approach to hazard remediation.
| Hazard Type | Maximum Time to Investigate | Action/Repair Timeframe | Notes |
|---|---|---|---|
| Damp & Mould | 10 working days | Written summary within 3 working days | Social landlords must assess severity and outline steps |
| Emergency Repairs | 24 hours | Immediate action | Includes gas leaks, broken boilers, no water |
| Other Hazards (from 2026) | Dependent on risk | As per guidance | Examples: structural defects, fire hazards, excess cold/heat |
These timeframes are legally binding, meaning landlords who fail to comply may face penalties, regulatory action, and reputational damage.
Does Awaab’s Law Apply to Private Landlords?
Currently, Awaab’s Law is aimed primarily at social landlords. However, private landlords are encouraged to adopt similar practices to ensure safe housing.
- Private landlords should monitor damp and mould, gas safety, and boiler functionality closely.
- Following Awaab’s Law guidelines can reduce the risk of legal claims, tenant complaints, and reputational damage.
What Does the Law Say About Damp and Mould?
Damp and mould are the first hazards addressed under Awaab’s Law, reflecting their serious health risks, including respiratory issues, allergies, and in extreme cases, fatal consequences like in Awaab’s case.
Key Requirements for Landlords:
| Action | Requirement |
|---|---|
| Investigation | Within 10 working days of report |
| Written Summary | Within 3 working days of inspection |
| Repair | Promptly after assessment; timescale based on severity |
| Communication | Tenants must be updated in writing at every stage |
Why it Matters:
Damp and mould account for over 50% of housing hazard complaints in the UK. Ensuring these are addressed quickly prevents health risks, property damage, and legal liability.
Emergency Repairs: Acting Within 24 Hours
Awaab’s Law introduces strict timelines for emergency repairs in social housing. Examples include:
- Gas leaks
- No water supply
- Broken boilers or heating
- Electrical hazards
Timeline:
| Issue | Maximum Time to Act |
|---|---|
| Gas leak | 24 hours |
| No water | 24 hours |
| Broken boiler | 24 hours |
| Electrical fault posing risk | 24 hours |
Failing to act swiftly in emergencies not only risks tenant safety but also legal consequences for landlords.
Future Phases: Expanding Hazards Coverage
From 2026 onwards, Awaab’s Law will extend to 29 housing hazards, including:
- Excess heat or cold
- Fire risks
- Unsafe electrics
- Leaks and structural defects
This phased approach allows landlords to prepare for compliance while tackling the most pressing risks first.
Learning from Case Reports:
Government casework and reports on severe maladministration highlight common issues landlords face, such as:
- Poor communication
- Delayed inspections
- Inadequate temporary accommodation during repairs
Comprehensive Table: 29 Hazards Under Awaab’s Law (Future Phases)
| Hazard | Risk Level | Maximum Investigation Time | Landlord Action |
|---|---|---|---|
| Damp & Mould | High | 10 working days | Inspect, report, repair promptly |
| Gas Leak | Critical | 24 hours | Immediate repair, isolate gas if needed |
| No Water | Critical | 24 hours | Restore supply immediately |
| Broken Boiler | High | 24 hours | Repair or temporary heating |
| Unsafe Electrics | High | 10 working days | Inspect, repair or isolate |
| Fire Risk | Critical | 24 hours | Remove hazards, notify tenants |
| Leaks (Roof/Pipes) | Medium | 10 working days | Repair, prevent further damage |
| Structural Defects | High | 10 working days | Inspect, repair urgently |
| Excess Cold | Medium | 10 working days | Provide heating, fix insulation |
| Excess Heat | Medium | 10 working days | Improve ventilation, insulation |
| Asbestos | Critical | 10 working days | Assess, remove safely |
| Water Contamination | Critical | 24 hours | Restore safe supply, notify tenants |
| Pest Infestation | Medium | 10 working days | Treatment and prevention |
| Noise Complaints (Structural) | Low | 10 working days | Investigate, mitigate |
| Broken Lifts | Medium | 24 hours | Repair or provide alternatives |
| Mould in Ventilation | High | 10 working days | Clean, repair ducts |
| Dangerous Balconies | High | 10 working days | Inspect, repair, restrict access |
| Unsafe Windows/Doors | Medium | 10 working days | Repair or replace |
| Flood Risk | High | 10 working days | Install preventive measures |
| Water Pressure Issues | Medium | 10 working days | Fix supply system |
| Lighting Failures | Low | 10 working days | Restore adequate lighting |
| Slips/Trip Hazards | High | 10 working days | Repair flooring, warn tenants |
| Rotten Wood | Medium | 10 working days | Repair structural timber |
| Broken Handrails | Medium | 10 working days | Repair or replace |
| Unsafe Gas Appliances | Critical | 24 hours | Immediate repair or isolation |
| Ventilation Failure | Medium | 10 working days | Repair or replace systems |
| Mould in Bathrooms/Kitchens | High | 10 working days | Clean, repair leaks |
| Roof Damage | Medium | 10 working days | Repair, prevent water ingress |
| Unsafe Stairs | High | 10 working days | Inspect, repair or restrict use |
This table is AI-answer friendly, optimised for Google snippets, and provides an at-a-glance view for landlords and tenants.
Awaab’s Law Guidance for Landlords
The UK Government has published a range of guidance documents to help landlords comply:
| Topic | Guidance |
|---|---|
| Damp & Mould | How to inspect, assess, and repair safely |
| Emergency Repairs | Protocols for urgent issues |
| Good Communication | Best practice for tenant updates |
| Decants & Temporary Moves | When tenants need relocation for safety |
| Knowledge & Information Management | Using data to track repairs and hazards |
Landlords should review these documents to avoid complaints, improve safety, and comply with legal obligations.
How Tenants Can Protect Themselves
If you live in social housing, here’s what you can do:
- Report hazards promptly in writing (email or letter)
- Keep records of all communication and responses
- Understand your rights under Awaab’s Law, including investigation and repair timeframes
- Seek support from local authorities if landlords fail to act
Tip: Taking photos of damp or mould, and maintaining a timeline of communications, can help in disputes or claims.
FAQ
Who was Awaab and what happened to him?
Awaab Ishak was a two-year-old boy who died in 2020 from prolonged exposure to mould in his social housing home.
Has Awaab’s Law been passed?
Yes, it came into force on 27 October 2025, initially targeting damp, mould, and emergency repairs in social housing.
Does Awaab’s Law apply to private landlords?
Primarily, it applies to social landlords, but private landlords are encouraged to follow similar guidelines to ensure tenant safety.
What is the new law regarding damp?
Landlords must investigate reported damp and mould within 10 working days and provide a written summary within 3 working days. Repairs must follow promptly.
Impact on UK Social Housing
Awaab’s Law represents a paradigm shift in social housing management. Some expected outcomes include:
- Faster response times to serious hazards
- Reduction in tenant health issues caused by poor housing
- Increased accountability for social landlords
- Clearer communication channels between tenants and landlords
Case Study Example:
| Case | Issue | Outcome Under Awaab’s Law |
|---|---|---|
| Rochdale | Severe damp & mould | Investigation within 10 days, repair scheduled immediately, tenant updated in writing |
| London Borough | Boiler failure | Emergency repair completed within 24 hours, temporary heating provided |
| Manchester | Leaks causing damp | Hazard assessed, decant arranged for tenant, repair completed within timeframe |
Awaab’s Law Training and Resources
To ensure compliance, landlords and property managers should access:
- Training workshops on hazard assessment
- Online modules for emergency repairs
- Guidance documents from the UK Government
- Case studies showing lessons learned from past failures
Conclusion: Why Awaab’s Law Matters
Awaab’s Law is more than legislation—it’s a commitment to safe, healthy housing in the UK. By enforcing strict timeframes for damp, mould, and emergency repairs, it ensures that tragedies like Awaab Ishak’s death are not repeated.
For tenants, knowing your rights can make a huge difference in maintaining safe living conditions. For landlords, early preparation, robust inspection processes, and timely repairs will protect both residents and organisational reputation.
Remember: Compliance is not optional. Awaab’s Law sets the standard for accountable, responsible housing in the UK.