Guides
Awaab's Law: what it means for tenants, landlords and housing associations
Awaab's Law is named after Awaab Ishak, a two-year-old who died in 2020 from exposure to mould in a housing association property in Rochdale. From 27 October 2025 it places strict statutory timeframes on social landlords.
Who it applies to
From 27 October 2025, Awaab's Law applies to social landlords in England — councils and housing associations. The Renters' Rights Bill is expected to extend equivalent obligations to private landlords from 2026 onwards.
The timelines (Phase 1 — from 27 October 2025)
All of the following are working days (Mon–Fri, excluding bank holidays), not calendar days:
- Investigate reported damp and mould hazards within 10 working days of the report
- Provide written findings to the tenant within 3 working days of completing the investigation
- Begin safety work on confirmed significant hazards within 5 working days of the investigation report
- Begin emergency safety work within 24 hours where there is a significant and immediate health risk
- Provide suitable alternative accommodation if the property can't be made safe in time
What this means for tenants
If you're a social housing tenant in England, you now have enforceable timeframes for your landlord's response. Report in writing, keep dated photos, and escalate to the Housing Ombudsman if deadlines are missed.
What this means for landlords
Your processes need to be measured against the clock. Triage, evidence capture, investigation, written findings, and repair scheduling all have to be auditable — not just done, but provable.
Phasing through 2027
The government has set out a phased expansion of Awaab's Law to cover other hazards (excess cold, structural collapse, fire safety) over the next two years. Damp and mould is the first — and the test case.
Enforcement
Tenants can take landlords to court directly. The Housing Ombudsman can order remedy and compensation. The Regulator of Social Housing can downgrade providers — with consequences for funding, leadership and reputation.
See compliance for housing associations