Awaab’s Law

Awaab’s Law applies to social landlords in England — typically councils and housing associations registered with the Regulator of Social Housing. It imposes specific duties relating to hazards in social homes.

The law is named after Awaab Ishak, who died in 2020 after prolonged exposure to mould in a social rented home. It is given effect through the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025.

Phase 1 has been in force since 27 October 2025. It covers emergency hazards and significant damp and mould hazards. Phase 2 is due to come into force on 30 November 2026 and extends the significant-hazard requirements to a wider set of hazards. A further phase is expected in 2027.

In general terms, social landlords must investigate potential emergency hazards and, if an emergency hazard is identified, carry out relevant safety work within 24 hours of becoming aware. Potential significant hazards should be investigated within 10 working days. A written summary of investigation findings should be provided within 3 working days of the investigation concluding. If a significant hazard is identified, relevant safety work should be undertaken within 5 working days of that conclusion. Work to prevent the hazard recurring should begin, or steps to begin it should be taken, within 5 working days, and physically start within 12 weeks if it cannot begin sooner.

These are general summaries of published government guidance. They are not a complete statement of the regulations. Whether a particular situation is an emergency or significant hazard depends on the facts. This page cannot decide that a landlord has breached Awaab’s Law.

Social landlords also continue to have other legal duties, including keeping homes fit for human habitation and in repair. Tenants may also use the landlord’s complaints process and, for social housing, the Housing Ombudsman Service.