Awaab's Law
Awaab’s Law is new UK legislation introduced to protect tenants from dangerous damp and mould conditions in rented homes. Named after Awaab Ishak, a two-year-old boy who tragically died from prolonged exposure to mould in social housing, the law requires landlords to investigate and fix reported damp or mould hazards within strict legal timeframes. The aim is to ensure all homes are safe, healthy, and maintained to a proper living standard, holding landlords accountable for prompt action and preventing similar tragedies.
The Tragic Story Behind Awaab’s Law
Awaab’s Law was named in memory of Awaab Ishak, a two-year-old boy from Rochdale who sadly died in 2020 after prolonged exposure to mould in his family’s social housing flat. Despite repeated complaints made by his parents about the poor condition of their home, no effective action was taken by the landlord, Rochdale Boroughwide Housing.
1. Introduction
This non-statutory guidance is being published in draft and relates to the ‘Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025’ also known as Awaab’s Law, which were laid in Parliament on 25 June 2025. Subject to Parliamentary approval it is the government’s intention to bring Regulations into force on 27 October 2025.
2. Scope of Awaab’s Law
For a hazard to be in scope of the Awaab’s Law repair requirements, it must:
a) be a part of buildings or land for which the social landlord is responsible
b) be in the landlord’s control to fix
c) not be damage that is a result of breach of contract by the tenant
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3. Awareness, triage and categorisation of hazards
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
4. Investigating whether there is a significant or emergency hazard
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
5. Requirement to take emergency action
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
6. Issuing a written summary to tenants
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
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7. Making the property safe and supplementary preventative works
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
8. Securing suitable alternative accommodation
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
9. Defence
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
10. Transitional Arrangements
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
11. Enforcement of Awaab’s Law
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
12. Other statutory and regulatory requirements and guidance
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
13. Further Information
The point at which legal obligations begin under Awaab’s Law is when the social landlord becomes aware of a potential hazard (i.e. a relevant matter) or a material change to a potential hazard (i.e. a change in the original reported circumstances). The day the landlord becomes aware of a potential hazard is counted as day ‘zero’, with day one of timeframes commencing the following working day.
Reference Notice): This content includes information derived from HM Government’s official publication Awaab’s Law: Draft Guidance for Social Landlords (2024), available on Awaab’s Law: Draft guidance for social landlords The material has been referenced to ensure accuracy and alignment with current UK Government guidance regarding landlords’ responsibilities for addressing damp and mould hazards in residential properties.