Awaab’s Law: What You Need to Know

Awaab’s Law introduces legally binding timeframes for social housing landlords in England to investigate and address hazards that could put residents’ health and safety at risk.

Named in memory of two-year-old Awaab Ishak, who died in 2020 following prolonged exposure to mould in his home, the law came into force on 27 October 2025 and is being introduced in phases.

Here’s an overview of what social landlords need to know.

Who does Awaab’s Law apply to?

Awaab’s Law applies to registered providers of social housing in England, including housing associations and local authority landlords.

It establishes specific responsibilities for identifying, investigating and addressing hazards within defined timeframes.

When does Awaab’s Law come into force?

Phase 1 – 27 October 2025

Now in force, covering all emergency hazards (excluding overcrowding) and significant damp and mould hazards.

Phase 2 – 30 November 2026

Extends the requirements for significant hazards to include excess cold and heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene.

Phase 3 – Date to be confirmed

Will extend the requirements to remaining hazards under the Housing Health and Safety Rating System (HHSRS), excluding overcrowding.

What are the key deadlines?

Under Awaab’s Law, social landlords must:

• Within 24 hours: Investigate potential emergency hazards and complete necessary safety work where an emergency hazard is identified.
• Within 10 working days: Investigate potential significant hazards.
• Within 3 working days: Provide residents with a written summary of investigation findings, where required.
• Within 5 working days: Complete relevant safety work following an investigation that identifies a significant hazard.
• Within 5 working days: Begin, or take steps to begin, any necessary additional work to prevent hazards recurring. Where this work cannot begin within five working days, it must begin as soon as reasonably practicable and within 12 weeks.

The three- and five-working-day deadlines generally run from the conclusion of the investigation.

What happens if deadlines cannot be met?

Where a landlord cannot complete the necessary safety work within the required timeframe, they must secure suitable alternative accommodation for the household at their own expense.

Landlords must also take reasonable steps to keep residents informed throughout the process, including updates on investigations, required work and any delays.

What does this mean for social landlords?

Awaab’s Law places clear requirements on how social landlords respond to hazards in their properties.

Landlords should ensure they have processes in place to assess and investigate reported hazards, meet statutory deadlines, communicate with residents and maintain accurate records of the actions taken.

With Phase 2 approaching, social housing providers should also familiarise themselves with the additional hazards coming into scope.

Awaab’s Law in the social rented sector – GOV.UK

Further information is available in the government’s dedicated guidance for social landlords:

• Phase 1: Guidance for social landlords
• Phase 2: Guidance for social landlords
• Phase 2: Hazards guidance

Information correct as of October 2026. This article is intended as a general reference and does not replace the legislation or official government guidance.