Phase 1 of Awaab's Law, came into force on 27 October 2025 when the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 took effect, having first been introduced in July 2023 by the Social Housing (Regulation) Act.
The law introduces legal duties that require social landlords to investigate and address damp and mould, as well as emergency hazards, within strict timeframes. In particular:
1. Emergency works must be investigated and remedied within 24 hours.
2. Significant hazards must be investigated within 10 working days of becoming aware of them.
3. Remedial safety works must begin within 5 working days of the investigation concluding.
4. Where repair works cannot be begun within that time, the works must begin as soon as possible, with a longstop of 12 weeks.
5. Works must be completed satisfactorily within a reasonable time period.
It should also be noted that landlords must keep tenants updated throughout the process and provide information on how to keep safe.
When ensuring that the requirements of the Regulations are met, landlords will be well served by remembering why this legislation was enacted: Awaab was a two-year-old boy who died from a severe respiratory condition caused by prolonged exposure to black mould.
His family's home was inadequately ventilated and was not equipped for day-to-day living. Despite repeated complaints by Awaab's parents to their social housing landlord, the mould was not treated.
So, what can landlords do to ensure compliance with the regulations?
1. Know your properties, as prevention is better than cure.
Landlords should take advantage of stock condition surveys, which provide insight into what is going on in a home. Environmental monitoring systems can also provide an early indication of signs of damp and mould.
All colleagues should know the warning signs when visiting tenants in their homes, as to what may be a danger or to spot damp and mould, through appropriate training, so any issues can be dealt with at an early stage. As legal obligations begin when a landlord becomes aware of a potential hazard or a material change to a potential hazard, the clock will start to tick from such a staff visit in any event.
2. Know your tenants and their households
Whether a hazard is significant or an emergency will depend upon whether it presents a risk of harm to an occupier’s health or safety that a reasonable landlord with relevant knowledge would take steps to make safe as a matter of urgency or within 24 hours.
Relevant knowledge is defined as knowledge that a landlord has, or reasonably ought to have, about the health and circumstances of occupiers. This means that landlords should look at what information they have about households – and what information they should have.
Most importantly, this will centre on any vulnerabilities such as physical or mental health issues, or age. Such information can be gathered at the outset of the tenancy at sign-up, through questionnaires and through home visits.
3. Record-keeping is crucial
Maintaining up-to-date and accurate information about properties and individuals living in them will be information that landlords can draw on when assessing hazards, including preferred methods of contact and any reasonable adjustment requirements.
Furthermore, holding records of all endeavours to comply with Awaab's Law will serve landlords well in defending an allegation that there has been a breach of legislation, such as issues in sourcing contractors or materials, and access issues.
For the time being, Awaab’s Law only applies to social housing landlords. However, the Renters' Rights Act 2025 provides for Awaab’s Law (and the Decent Homes Standard) to be extended to private sector tenancies.
However, secondary legislation will be required for this to happen. Whilst implementation for the private rented sector is not imminent, adopting a tenant-centred approach to tenancy management now will stand this sector in good stead when this does happen.
It should also be remembered that from 6 April 2026, the implementation of Residential Personal Emergency Evacuation Plans (PEEPs) will become a statutory requirement in England. This will ensure that individuals living in high-rise and complex buildings who cannot evacuate independently in the event of a fire can escape.
