Blog Overview
If you’re a landlord, housing provider, or HMO manager, Awaab’s Law is something you can’t afford to ignore.
This new legislation ensures no tenant ever has to live in unsafe, damp, or mouldy conditions again. It introduces strict responsibilities and deadlines for landlords to investigate and fix health hazards promptly and ensures real legal consequences for inaction.
In this guide we’ll breakdown what Awaab’s Law means for landlords and how compliance extends to fire safety.
What is Awaab’s Law?
Known officially as the Hazards in Social Housing (Prescribed Requirements) Regulations 2025), Awaab’s Law is a key part of the government’s wider effort to improve safety, accountability, and quality across social housing.
The new law makes it a legal duty for landlords to act quickly when tenants report damp, mould, or other health and safety risks. Ultimately it is designed to protect residents’ right to live in safe, healthy homes.
When Was Awaab’s Law Introduced?
Awaab’s Law was first announced in July 2023 and will officially come into effect on 27 October 2025.
It builds on wider government reforms to improve housing standards and increase accountability across the social housing sector.
Why Was Awaab’s Law Created?
Awaab’s Law was created following the tragic loss of two-year-old Awaab Ishak who lost his life after prolonged exposure to mould in his home.
His case exposed the severe dangers of untreated damp and mould and the devastating consequences of inaction. The law ensures that landlords act quickly and responsibly to prevent such tragedies from ever happening again.
Where Does Awaab’s Law Sit in UK Legislation?
Awaab’s Law sits under two key pieces of legislation:
- Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025: Sets mandatory response times for landlords to investigate and fix damp and mould hazards.
- Social Housing (Regulation) Act 2023: Establishes the broader framework for improving safety, accountability, and transparency across the social housing sector.
Who is Affected by Awaab’s Law?
While Awaab’s law directly affects social landlords, it also indirectly affects tenants.
- For landlords: It means taking fast, documented action to fix hazards and maintain safe homes.
- For tenants: It gives stronger rights to report issues and demand action when conditions are unsafe.
Even if you’re a private HMO landlord, it’s worth paying attention as these rules set a precedent for how all landlords are expected to manage property health and safety in the coming years.
How Does Awaab’s Law Impact Landlords?
Landlords are now legally required to follow strict response times once they’re made aware of a hazard.
Mandatory Deadlines
- Investigate any reported hazards within 14 calendar days.
- Share written findings with tenants within 48 hours of completing the inspection.
- Begin repair work within 7 days if the issue poses a serious health or safety risk.
- Complete all necessary repairs within a reasonable timeframe.
- Fix emergencies (imminent dangers) within 24 hours.
If the hazard cannot be fixed quickly, landlords must arrange and pay for temporary accommodation for the affected tenants.
Expert tip: Fire risk assessments are a simple, affordable way to assist with identifying and fixing potential health hazards.
Preventing Hazards Before They Start
Awaab’s Law isn’t only about responding to problems. It’s about proactive prevention. Landlords should:
- Conduct regular property inspections for damp, mould and other hazards.
- Keep properties free from all serious risks under the Housing Health and Safety Rating System (HHSRS).
- Maintain heating, ventilation, and insulation to stop damp forming in the first place.
Training and Record Keeping
Landlords and senior housing staff are also expected to:
- Hold or work towards housing management qualifications to demonstrate legal and safety competence.
- Maintain detailed records of all inspections, communications and repairs.
Having a clear paper trail helps prove compliance while building trust with tenants.
How Does Awaab’s Law Impact Tenants?
Tenants have responsibilities too. To make sure Awaab’s Law works effectively, tenants should:
- Report issues early – Don’t ignore signs of damp or mould.
- Allow access for inspections and repairs – Cooperation helps resolve issues faster.
- Understand their rights – Every tenant is legally entitled to a safe, hazard-free home. If a landlord fails to act, they can pursue legal action.
When Will Awaab’s Law Officially Come into Place?
Awaab’s Law comes into force for UK social landlords from 27 October 2025.
From this date, landlords will be required to investigate and fix certain health and safety hazards in their properties within a stricter timeline or face legal consequences.
How Will Awaab’s Law Change Overtime?
Currently, Awaab’s Law focuses on damp and mould, but it’s being rolled out in phases:
Phase 1: 2025
Focusses on damp and mould.
Phase 2: 2026
- Excess cold or heat
- Fire and electrical hazards
- Hygiene and food safety risks
- Structural issues and explosions
- Falls on stairs, between levels, or in bathrooms
Phase 3: 2027
Further updates will build on lessons learned in earlier phases.
Social landlords must continue meeting existing duties under the Homes (Fitness for Human Habitation) Act 2018 and the Regulator of Social Housing’s Safety and Quality Standard.
Consequences of Failing to Comply
Because Awaab’s Law forms part of the tenancy agreement, missing deadlines counts as a breach of contract. Tenants can take legal action through the courts or file a complaint with the Housing Ombudsman.
Does Awaab’s Law Apply to Private Landlords?
Not yet, but change is coming.
The government plans to extend Awaab’s Law to private and HMO landlords, meaning the same expectations will eventually apply to all rented properties.
By adopting these standards now, private landlords can future-proof their compliance and protect both tenants and reputation.
How Does Awaab’s Law Affect Fire Safety?
While Awaab’s Law directly targets damp and mould, it reinforces a wider culture of proactive hazard management. This includes proactive fire safety.
Key crossover areas include:
- Fire doors: Must be well-maintained to prevent the spread of fire and smoke.
- Carbon monoxide alarms: Legally required and regularly inspected to ensure batteries are working and no features have started to fail.
- Fire Alarms: Landlords are responsible for installing, testing, and maintaining alarms while tenants must report faults immediately.
Together, these duties create safer, healthier homes that protect both lives and property.
How OHEAP is Supporting Landlords with Awaab’s Law
Whether you manage a single HMO or a full housing portfolio, Awaab’s Law highlights a simple truth: landlord have a legal and moral duty to protect tenants’ safety.
At OHEAP Fire & Security, our team of safety experts are here to help landlords and housing providers stay compliant. Contact our team today to get insider advise on complying with Awaab’s law and secure the tools needed for proactive, long-lasting safety.
