Awaab’s Law: turning a preventable tragedy into non-negotiable standards

Building Stronger Communities Through Local Partnership

In 2020, two-year-old Awaab Ishak died from a severe respiratory condition after prolonged exposure to mould in his family’s flat. The coroner’s report was blunt: action to treat and prevent the mould “was not taken.” Courts and Tribunals Judiciary

Awaab’s Law is the response. From 27 October 2025, social landlords in England must investigate and fix dangerous hazards to strict, legally enforceable deadlines, starting with damp and mould and anything classed as an emergency hazard. This is not guidance, it's a hard set of duties implied into tenancy agreements, with tenants able to enforce them in court

What the law actually requires (Phase 1)

From 27 October 2025, when a landlord becomes aware of a potential hazard, they must:

• Investigate significant hazards within 10 working days.

• Issue a written summary of findings to the tenant within 3 working days of the investigation concluding.

• Make the home safe within 5 working days if a significant hazard is identified (temporary measures acceptable if proportionate).

• Begin further works or take steps to begin within 5 working days; if that isn’t possible, works must physically start within 12 weeks.

• Emergency hazards must be investigated and made safe within 24 hours.

• If the home cannot be made safe in time, the landlord must provide suitable alternative accommodation at their expense.

The government will extend the scope beyond damp and mould in phases: more hazard categories in 2026, then the remaining HHSRS hazards (excluding overcrowding) in 2027. GOV.UK

“Significant” and “emergency” hazards, without the waffle

• Emergency hazard: an imminent and significant risk to health or safety that a reasonable landlord would make safe within 24 hours. Think live electrics after a leak, gas leaks, or severe mould in a vulnerable child’s bedroom. GOV.UK

• Significant hazard: risks that don’t meet the emergency threshold but still pose a meaningful health/safety risk, including damp and mould causing or exacerbating respiratory illness. The reference system remains the HHSRS and its 29 hazard categories. GOV.UK

On damp and mould specifically, UKHSA’s consolidated guidance is unambiguous: treat it as a health risk, act quickly, and stop blaming “lifestyle.” GOV.UK The Housing Ombudsman said the same, years ago: adopt zero-tolerance and stop the fatalism. Housing Ombudsman

What “good” looks like in practice

Where damp and mould meets building safety

Damp and mould are often symptoms of system failure: poor ventilation performance, intermittent or ineffective extract, thermal bridges, unbalanced heating, or water ingress. These conditions also increase risks around electrical safety and general property degradation. Getting the building-services basics right is prevention, not cosmetics:

• Verify extract performance (flow-rates, duty/standby, controls) and air paths; repair or upgrade fans and ensure residents can use them without friction.

• Fix fabric issues that trap moisture: penetrations, roof defects, failed seals, cold bridges.

• Check heating controls and emitters for consistent background heat where appropriate.

• Design out moisture traps and specify washable, resistant finishes in high-load areas.

The point is clinical: stop the moisture at source, remove it reliably, and eliminate cold surfaces. Then you’re not just racing the law’s clock; you’re shrinking the caseload.

Enforcement and the wider regulatory picture

Awaab’s Law inserts terms into tenancy agreements. If you miss deadlines without a robust, evidenced defence, tenants can sue for breach; courts can order repairs and award compensation. In parallel, the Regulator of Social Housing’s consumer standards regime has toughened from April 2024, with safety and quality under sharper scrutiny. Don’t treat these as separate universes.

Why this matters beyond compliance

Damp and mould are a public-health problem. UKHSA sets out the respiratory risks clearly; the Ombudsman’s data shows the issue is systemic. You’re not just avoiding headlines. You’re keeping families out of GP surgeries and children in school. That’s the job.

Looking Ahead

Phase 1 goes live on 27 October 2025. Further hazard categories follow in 2026 and 2027. The government has also stated an intention to extend Awaab’s Law to the private rented sector, with details to be consulted on. Build capability now; don’t wait for the next headline to build urgency.

Talk to us...

If you’d value an independent, technical walk-through of your Awaab’s Law readiness around ventilation, moisture control and life-safety interactions, we’re happy to help you pressure-test the plan and close gaps. Short call, practical notes, no hard sell.

Sources

Note: This article reflects the position as of 3 September 2025. Always check the latest regulations and final guidance before publication.