office@cook-law.co.uk
0151 665 0320The story behind Awaab’s Law
Awaab’s Law was introduced following the tragic death of Awaab Ishak, a two-year-old boy who died in December 2020 after prolonged exposure to black mould in his family’s flat in Rochdale. His death exposed serious failings in how social landlords respond to complaints about damp and mould, and it pushed Parliament to create clear, enforceable time limits for tackling health-related housing hazards.
The law forms part of the Social Housing (Regulation) Act 2023 and begins to take effect in October 2025. Its aim is simple: no tenant should ever live in a home that endangers their health because of neglect, delay, or inaction by their landlord.
What does Awaab’s Law do?
From 27 October 2025, social housing landlords in England must follow strict timeframes when a tenant reports damp, mould, or other serious hazards.
Key deadlines under Awaab’s Law:
- Investigation – Landlord must investigate any report of damp or mould within 10 working days.
- Reporting – Landlord must provide the tenant with a written summary of findings within 3 working days of completing the investigation.
- Emergency hazards – If there is an immediate risk to health (for example, toxic mould), the landlord must act within 24 hours.
- Significant hazards – If there’s a serious but not immediate risk, temporary safety measures must be taken within 5 working days.
- Full repairs – Permanent remedial works must be completed within a “reasonable time” (usually up to 12 weeks depending on the severity).
If a property cannot be made safe within those timeframes, the landlord must offer suitable temporary accommodation and continue remedial work until the home is habitable.
Who does Awaab’s Law apply to?
For now, Awaab’s Law applies only to social housing landlords – local authorities and registered housing providers in England.
However, the Government has confirmed it plans to extend similar rules to private landlords under the forthcoming Renters’ Rights Bill, expected in 2026–2027. When this happens, the same strict response times will likely apply to private tenancies too, alongside other tenant protections such as claiming tenancy deposit disputes through the deposit protection scheme UK system.
Future phases
Awaab’s Law will be rolled out in stages:
- Phase 1 (October 2025): Damp and mould hazards only.
- Phase 2 (2026): Expansion to other health hazards such as excess cold, heat, electrical and fire risks.
- Phase 3 (2027): Extension to all serious hazards under the Housing Health and Safety Rating System (HHSRS), excluding overcrowding.
These phased stages give landlords time to implement robust systems for identifying and tackling hazards, but they also give tenants stronger legal footing to demand timely action.
What happens if landlords ignore it?
Failure to comply with Awaab’s Law will expose landlords to serious consequences:
- Regulatory action from the Regulator of Social Housing.
- Enforcement by the Housing Ombudsman for service failure.
- Civil liability if tenants suffer harm or loss as a result of delay.
- Breach of tenancy obligations under Section 9A of the Landlord and Tenant Act 1985 (fitness for human habitation).
For tenants, this means a stronger basis for compensation claims, injunctions, or legal proceedings where landlords fail to act.
In some cases, tenants may also have related issues such as claiming tenancy deposit money back when landlords fail to meet their legal obligations under the deposit protection scheme UK regulations.
Why this matters to tenants
Before Awaab’s Law, tenants often had to wait months (sometimes years) for mould or damp to be investigated. Many were ignored until the situation became dangerous.
Now, tenants have clear rights:
- Your landlord must respond within the set time limits.
- You must receive a written report of the findings.
- Repairs or temporary safety measures must follow promptly.
- You may be entitled to alternative accommodation if your home is unsafe.
If your landlord fails to comply, you may have grounds for legal action – not only for the repairs but for compensation covering health impacts, stress, and inconvenience.
Why this matters to landlords
For responsible landlords, Awaab’s Law is an opportunity to professionalise property management systems. For others, it’s a legal risk. Delays, poor record-keeping, or failure to follow the required timelines could lead to fines, regulatory penalties, and court proceedings.
Landlords should now:
- Log all tenant reports with date and time stamps.
- Investigate every report promptly.
- Keep records of all communication, inspections, and works.
- Train staff and contractors on emergency hazard response procedures.
What Cook Legal Solicitors say
At Cook Legal Solicitors, we welcome Awaab’s Law as a vital reform that brings accountability into social housing management. We’ve seen first-hand the impact of poor housing on tenants’ health and wellbeing.
Our specialist team already acts in housing disrepair, tenancy deposit, and renters’ rights cases across England and Wales. We assist both tenants and landlords in understanding how Cook Legal can help navigate changes like Awaab’s Law and related tenancy obligations.
We will be closely monitoring how Awaab’s Law is enforced and when the private sector extension becomes law.
If you’re a tenant living in unsafe or mouldy accommodation, or a landlord unsure about your new duties, we can advise you on your position and the steps required to stay compliant or pursue redress.
Need help or advice?
Contact Cook Legal Solicitors today:
📞 0151 203 3599
🌐 www.cooklegalsolicitors.co.uk
📧 enquiries@cooklegalsolicitors.co.uk
We act for tenants nationwide. No win, no fee may be available on qualifying housing disrepair cases.