Social housing landlords face unprecedented challenges with new legislation coming into force. Awaab’s Law represents the most significant change to social housing regulations in decades, placing strict requirements on how landlords must respond to damp and mould hazards.
This comprehensive guide explains everything you need to know about Awaab’s Law, its impact on social housing providers, and how to ensure compliance whilst protecting your tenants’ health and wellbeing.
Awaab’s Law is landmark legislation introduced following the tragic death of two-year-old Awaab Ishak in December 2020. The toddler died from a severe respiratory condition caused by prolonged exposure to mould in his family’s social housing property in Rochdale.
Despite repeated complaints from Awaab’s parents over three years, their social landlord failed to address the mould problem. The coroner’s findings shocked the housing sector and prompted urgent calls for reform.
The legislation was first introduced through the Social Housing (Regulation) Act 2023 and creates legally binding requirements for social landlords to address hazardous housing conditions within strict timeframes
From 27 October 2025, social landlords must comply with new statutory requirements under Awaab’s Law. These represent the most significant changes to social housing repair obligations in recent history.
Emergency Repairs – 24 Hour Response
All emergency hazards, including severe damp and mould, must be investigated and resolved within 24 hours. This includes:
Significant Hazards – 10 Day Investigation
For non-emergency damp and mould hazards that pose significant risk of harm, landlords must:
Phased Implementation Approach
The government has adopted a phased approach to implementation:
Phase 1 (October 2025): Damp and mould hazards plus all emergency repairs
Phase 2 (2026): Expansion to excess cold/heat, falls, structural collapse, fire, electrical and hygiene hazards
Phase 3 (2027): All remaining Housing Health and Safety Rating System (HHSRS) hazards except overcrowding
Financial Implications
Awaab’s Law will require significant investment from social housing providers. Landlords must fund:
Operational Changes
Social landlords must fundamentally review their maintenance and repair processes:
Enhanced Reporting Systems: Robust procedures for tenants to report hazards, including out-of-hours channels for emergencies.
Improved Record Keeping: Detailed documentation of all complaints, investigations, and remedial actions to demonstrate compliance.
Contractor Management: Ensuring contractors understand statutory timeframes and can respond within required timescales.
Staff Training: Comprehensive training for housing officers, maintenance teams, and customer service staff on new requirements.
Legal Consequences
Awaab’s Law creates contractual obligations by implying terms into all social housing tenancy agreements. Failure to comply can result in:
The Growing Risk from Claims Management Companies
Social housing landlords face increasing threats from claims management companies and law firms targeting residents with promises of compensation for housing disrepair.
These companies use aggressive marketing tactics to encourage tenants to pursue legal action, often through:
While these companies promise substantial payouts, the reality is often disappointing:
Claims management companies create significant challenges for social housing providers:
Prevention Strategies
The best defence against claims management companies is proactive compliance:
Vortice specialises in helping social housing landlords address damp and mould issues quickly and effectively, ensuring compliance with Awaab's Law requirements.
Our emergency response team can mobilise within 24 hours to address urgent damp and mould hazards. We provide:
We don’t just treat symptoms – we address root causes through:
Our dedicated social housing team provides:
We offer CPD-accredited training courses to help your team:
The legislation applies to almost all social housing occupied under tenancy agreements, including:
What Constitutes a Hazard
Awaab’s Law covers hazards arising from:
The Defence Provision
Landlords have a defence if they can prove taking “all reasonable endeavours” to comply but were prevented by circumstances beyond their control. This includes:
Consequences of Non-Compliance
Legal Action by Tenants
Tenants can take landlords to court for breach of contract, potentially resulting in:
Regulatory Intervention
The Regulator of Social Housing can take enforcement action against non-compliant providers, including:
Reputational Damage
Non-compliance can result in:
Making the Transition Successfully
Building Resilient Systems
Successful compliance requires robust systems covering:
Investing in Prevention
The most cost-effective approach focuses on preventing hazards developing:
Awaab’s Law is legislation requiring social landlords to investigate and fix dangerous damp and mould within set timeframes, and repair all emergency hazards within 24 hours. It was introduced following the tragic death of two-year-old Awaab Ishak, who died due to prolonged exposure to mould in his family’s housing. The law aims to prevent similar incidents by ensuring landlords take timely action to address safety hazards in homes.
Awaab’s Law applies to all social landlords, including housing associations and local authorities, who are responsible for maintaining safe living conditions for their tenants. Private landlords may also be held accountable if similar legislation or local regulations apply to their properties.
Under Awaab’s Law, social landlords must address and repair emergency hazards, such as dangerous damp and mould, within 24 hours of being reported. For non-emergency issues, landlords are required to investigate and resolve the problem within a designated timeframe, which may vary depending on the severity of the issue.
Tenants can report damp, mould, or other hazards directly to their social housing provider. Most landlords offer multiple reporting options, such as online portals, phone numbers, or in-person visits. Tenants should document the issue with photos or videos and keep records of their communication to ensure proper follow-up.
If a landlord fails to address the reported issues within the required timeframes, tenants can escalate their complaints to the Housing Ombudsman or local authorities. In severe cases, legal action may be taken to ensure the landlord complies with their obligations under Awaab’s Law.
Don’t wait for complaints or risks to escalate. Partner with Vortice to ensure compliant, durable solutions tailored to the needs of the social housing sector. Contact us now to schedule your free consultation and take the first step toward compliant, healthy homes.
Contact our social housing team for any enquiries.
