What Awaab's Law is — and who it actually binds
In one sentence: since 27 October 2025, social landlords in England must investigate and fix reported damp, mould and emergency hazards within fixed statutory timeframes, enforceable by tenants as a term of their tenancy agreement.
Where it came from
- The law is named after Awaab Ishak, who died in 2020 aged two from a severe respiratory condition caused by prolonged exposure to mould in his home; his parents had complained to their social landlord repeatedly over three years. 1
- Awaab's Law is the common name for the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (SI 2025/1042). Made 23 September 2025, in force 27 October 2025, under powers in sections 10A(3) and 10B of the Landlord and Tenant Act 1985 (inserted by the Social Housing (Regulation) Act 2023). 2
The mechanism matters: the regulations are implied into every social housing tenancy as a contractual term (via section 10A of the Landlord and Tenant Act 1985). 1 That means a tenant does not need an inspector to prosecute their landlord — they can sue for breach of contract, complain to the Housing Ombudsman, or both. It also means the standard of proof and remedies are civil, not criminal.
Who is bound — and who is not
- Awaab's Law applies to social housing let under a tenancy by a registered provider (including temporary and supported accommodation under tenancy). It does not apply to accommodation held under a licence, long leasehold, shared ownership or other owner-occupied homes. 1
In practice that covers council tenants and housing association tenants (including most supported accommodation let on a tenancy). It does not cover long leaseholders, shared owners, or anyone occupying under a licence — the government is separately consulting on extending the law to licensed accommodation. And it does not cover the private rented sector yet — see private renters.
It is a backstop, not a replacement. Every pre-existing duty survives: fitting for human habitation, the Housing Health and Safety Rating System (HHSRS), the Housing Act repairs standard and the Regulator of Social Housing's Safety and Quality standard. 1
Rollout: Awaab's Law applies in three phases
| From | Status | Scope |
|---|---|---|
| 2025-10-27 | In force | Phase 1: emergency hazards of any kind, plus damp and mould hazards presenting a significant risk of harm 1 |
| 2026-11-30 | Announced (from consultation foreword, Oct 2026) | Phase 2: wider significant hazards — excess cold and excess heat, falls (baths, level surfaces, stairs, between levels), structural collapse and explosions, fire and electrical hazards, domestic/personal hygiene and food safety 3 |
| 2027 (expected) | Planned | Phase 3: all remaining HHSRS hazards (apart from overcrowding) where they present a significant risk of harm 1 |
One nuance landlords often miss: transitional arrangements. The clock only starts on hazards the landlord becomes aware of after commencement — but if a landlord already knew about a hazard beforehand and the tenant raises it again after 27 October 2025, that report triggers the full timeframe from the day of the report. 1
Sources
- GOV.UK — Awaab's Law: Guidance for social landlords (timeframes for repairs in the social rented sector) (fetched and verified on our side 2026-10-14)
- Legislation.gov.uk — The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 (SI 2025/1042) (fetched and verified on our side 2026-10-14)
- GOV.UK — Consultation: Extending Awaab's Law to private rented tenancies and to licences (fetched and verified on our side 2026-10-14)
- Legislation.gov.uk — Renters' Rights Act 2025, section 60 (Remedying of hazards occurring in dwelling-houses in England) (fetched and verified on our side 2026-10-14)
- Housing Ombudsman Service — Awaab's Law learning resources (fetched and verified on our side 2026-10-14)
- Shelter England — Hazards in social housing (legal guide) (fetched and verified on our side 2026-10-14)
- GOV.UK Housing Hub (campaign) — Awaab's Law: what the new law means (fetched and verified on our side 2026-10-14)