What is it?
It is also referred to as the Social Housing (Regulation) Act 2023 and mandates that social landlords address damp and mould hazards within specified timeframes. The aim is to prevent tragedies like the death of Awaab Ishak, a two-year-old boy who died from mould exposure in a social housing flat in 2020. The new regulation comes in from October 2025 and brings with it many new mandatory elements.
Key elements at a glance
Timeframe - Social landlords are required to investigate and report on health and safety issues, including damp and mould, within 14 days.
Repair Commencement - Repair work must begin within 7 days if the hazard is considered a significant risk to the health or safety of tenants.
Alternative Accommodation - If repairs cannot be completed within the specified timeframes, social housing landlords must offer alternative accommodation.
Accountability - Tenants can hold landlords accountable by law, and landlords must keep a clear record of correspondence with residents and contractors.
Further implementations
In 2026 , requirements will expand to a wider range of hazards that go beyond the current damp and mould scope. The government has not yet fully determined which hazards will be included in this second phase, but expects it to include excess cold and excess heat, falls, structural collapse, fire, electrical and explosions, and hygiene hazards.
Then in 2027 , the requirements of Awaab’s Law will expand again to apply to the remaining hazards defined by the Housing Health and Safety Rating System (HHSRS), but to exclude overcrowding.
Deputy Prime Minister Angela Rayner said:
“We have a moral duty to ensure tragedies like the death of Awaab Ishak never happen again."
“Landlords cannot be allowed to rent out dangerous homes and shamelessly put the lives of their tenants at risk."
“Our new laws will force them to fix problems quickly, so that people are safe in their homes and can be proud to live in social housing"
Housing Minister Matthew Pennycook said:
“Awaab Ishak’s family have tenaciously and courageously fought to secure justice, not only for their son but for all those who live in social housing.
“Awaab’s Law will help to drive a transformational and lasting change in the safety and quality of social housing, ensuring tenants are treated with fairness and respect”.
A Government statistic suggests in 2023, 7% of social rented homes had a damp problem and 4% had hazards rated at the most dangerous ‘category 1’ level.
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