What is Awaab’s Law?

Awaab’s Law was introduced following the death of two-year-old Awaab Ishak, who died in 2020 following prolonged exposure to mould in his social housing home.

His family had repeatedly raised concerns about the condition of their property.

The legislation creates legally enforceable timeframes requiring social landlords to investigate serious hazards and take appropriate action.

Tenants may ultimately take legal action where a landlord fails to comply with its obligations.

What hazards will Phase 2 cover?

Phase 2 significantly expands the types of significant hazards covered by the law.

From 30 November 2026 these will include:

• Damp and mould
• Excess cold
• Excess heat
• Falls, including falls on level surfaces, stairs and between levels
• Structural collapse and falling elements
• Fire and explosions
• Electrical hazards
• Domestic hygiene, including personal hygiene and food safety

Emergency hazards — 24 hours

An emergency hazard is effectively one where the circumstances indicate an imminent and significant risk to the occupant and rapid action is required.

Examples could potentially include serious electrical dangers, major structural risks, severe heating failures affecting a vulnerable resident or an immediate fire hazard.

Each situation has to be assessed individually.

The circumstances of the resident matter

Age, disability, health conditions and other vulnerabilities can affect how urgently a hazard needs to be treated.

Written findings matter too

Following the investigation, the landlord must provide the tenant with a written summary within three working days.

The legislation therefore places greater emphasis on communication and record keeping as well as physical repairs.

Damp and mould is a good example

Imagine mould repeatedly forming on the external wall of a bedroom.
Simply washing the mould away may remove the immediate visible problem.
But why is it happening?

The cause could include:

• Inadequate ventilation
• Missing or poorly performing insulation
• Thermal bridging
• Water penetration
• Leaking gutters or roof coverings
• Defective pointing
• Plumbing leaks
• Insufficient heating
• A combination of several factors

Where damp and mould results from missing ventilation or poor insulation, appropriate remedial work may therefore involve more than cleaning the visible mould.

A property may have a working boiler or heat pump and still be excessively cold.

The problem could relate to:

• Insufficient loft insulation
• Poorly insulated walls
• Significant thermal bridging
• Draughts
• Defective windows or doors
• Inadequate heating provision
• Poorly designed heating controls
• High heat loss
• Moisture within the building fabric

A repair-only approach may therefore fail to identify the real problem.

Ventilation must not be forgotten

Improving insulation and reducing uncontrolled air leakage can make homes warmer and more efficient. But moisture still has to leave the building. Cooking, showering, washing clothes and simply breathing all release moisture into the home.
Where insulation is improved, ventilation should therefore be assessed alongside it.

That could include checking:

• Bathroom extract ventilation
• Kitchen extraction
• Background ventilation
• Trickle vents
• Airflow between rooms
• Existing mechanical ventilation
• Signs of condensation
• Internal humidity
• Cold surface temperatures

They do not currently apply in the same way to ordinary privately rented or owner-occupied homes.

The government has separately indicated its intention to extend Awaab’s Law-style protections into the private rented sector, but that is a separate process.

What if the home cannot be made safe?

If required safety work cannot be completed within the statutory timeframe, the landlord may have to arrange suitable alternative accommodation at its own expense until the property can be made safe.

This is another reason why good inspection, triage and repair systems are becoming increasingly important.

What should social landlords be doing now?

Housing providers have a considerable amount to prepare for.
Repair systems need to recognise potential Awaab’s Law cases quickly.

Staff receiving calls, carrying out inspections or visiting homes need to understand that what initially appears to be a routine repair could indicate a significant hazard.

Organisations should also consider how information is captured and retained as they move towards a more holistic approach to the homes they manage.

• Photographs
• Moisture readings
• Thermal observations
• Ventilation information
• Heating-system information
• Clear records of communication with the tenant

Phase 3 comes next

Phase 2 is not the end of the process.

The government intends to introduce Phase 3 during 2027, extending the requirements to the remaining hazards within the Housing Health and Safety Rating System, with the exception of overcrowding.

Awaab’s Law is therefore gradually becoming a much broader framework for dealing with dangerous housing conditions.