Introduction and implementation timeline
Following the death of 2-year-old Awaab Ishak after prolonged exposure to damp and mould in a social housing property, Awaabs Law was included in the Social Housing (Regulation) Act 2023.
It sets fixed timescales for social landlords to investigate and resolve hazards in their tenants' homes, with tenants able to take legal action if landlords fail to comply.
Implementation timeline
Phase 1 (from 27 October 2025): Social landlords must address all emergency hazards within 24 hours. Significant damp and mould hazards must be investigated within 10 working days, made safe within 5 working days of the investigation, and supplementary work physically started within 12 weeks. If the property cannot be made safe in time, the landlord must offer suitable alternative accommodation at their own expense.
Phase 2 (from 30 November 2026): Requirements extend to cover the following significant hazards: excess cold and excess heat, falls, structural collapse and falling elements, fire and explosions, electrical safety, and hygiene. The same timescales apply, significantly increasing the volume of repairs subject to a statutory clock.
Updated guidance for social landlords has been published alongside a ministerial statement confirming the implementation of Phase 2 of Awaab's Law.
Phase 3 (from 2027): Awaab's Law will extend to all remaining HHSRS hazards where they present a significant risk, excluding overcrowding.
What are the implications of Awaab's law for providers?
- Meeting the timescales for emergency repairs may be challenging, especially for smaller providers that have limited in-house resources, or contract out repairs and maintenance. Landlords must also keep clear records of all attempts to comply, including correspondence with tenants and contractors.
- If landlords cannot meet the timescales set out, they must offer tenants alternative accommodation.
- The Renters' Rights Act 2025 provides for Awaab's Law to be extended to the private rented sector in a future phase, meaning it will eventually apply to all supported accommodation providers. No date has been confirmed for this.
For more information on what supported housing providers need to know in relation to Awaab's Law, read our more detailed guidance.
Links for more information
Awaab's Law: guidance for social landlords
Awaab's Law: Guidance for Social Landlords incorporating guidance on Phase 2 Regulations
Phase 2 guidance to support Triaging of Hazards
Regulations as they apply from 30 November
Awaab's Law: guidance for tenants in social housing
Talk To Us
