Awaab’s Law: A Landmark Change for Social Housing Landlords
Awaab’s Law is set to come into force in October 2025, fundamentally altering the responsibilities of social housing landlords in England.
This law was introduced following the tragic death of two-year-old Awaab Ishak in December 2020. Awaab’s death resulted from prolonged exposure to mould in his family’s flat, despite multiple complaints made to their housing provider, Rochdale Boroughwide Housing (RBH). The failure to act on these complaints highlighted significant shortcomings in housing standards and prompted widespread calls for stricter regulations to protect tenants.
Awaab’s Law mandates that social housing landlords address health hazards such as damp and mould within strict timeframes. By holding landlords accountable, the law aims to prevent similar tragedies and improve living conditions for thousands of tenants. This guide provides an overview of Awaab’s Law, its key provisions, implementation timeline, and the steps landlords must take to ensure compliance.
Key Provisions of Awaab’s Law
Awaab’s Law introduces specific obligations for social housing landlords to promptly address hazardous living conditions. The primary requirements include:
1. Investigation Timeline
Landlords must investigate reported hazards, such as damp and mould, within a set timeframe upon receiving a complaint from a tenant. The investigation must assess the severity of the issue and determine the necessary remediation actions.
2. Repair Deadlines
For hazards that pose a significant risk to health or safety, landlords must begin repair work within a legally defined timeframe following the investigation. The government is expected to set precise deadlines for different types of hazards to ensure prompt remediation.
3. Emergency Hazards
Any emergency hazards, such as severe mould infestations or structural dangers, must be addressed within 24 hours to ensure tenant safety. This provision ensures that life-threatening conditions are resolved immediately to prevent health complications.
Phased Implementation of Awaab’s Law
The government has planned a phased approach for the implementation of Awaab’s Law. This ensures that landlords have sufficient time to adapt while still prioritizing tenant safety. The following timeline has been outlined:
Phase 1: October 2025
- Landlords must investigate and repair dangerous damp and mould within set time periods.
- Emergency hazards must be resolved within 24 hours.
Phase 2: 2026
- The scope of the law expands to cover a broader range of hazards, including excess cold and heat, structural collapse, fire safety concerns, electrical issues, and hygiene hazards.
Phase 3: 2027
- Landlords will be required to address all remaining hazards as outlined by the Housing Health and Safety Rating System (HHSRS), with the exception of overcrowding. (gov.uk)
What This Means for Landlords
Awaab’s Law introduces significant responsibilities for landlords and housing providers. Failure to comply with these new regulations could result in severe penalties, legal actions, and reputational damage. Social tenants will have the legal right to hold landlords accountable through the courts if landlords fail to act within the required timeframes.
To avoid legal repercussions, landlords should take proactive steps, including:
- Conducting regular property inspections to identify potential hazards before tenants report them.
- Implementing a clear system for reporting issues to ensure all tenant complaints are logged and addressed within the legal timeframes.
- Ensuring that repair teams and contractors are readily available to respond to urgent cases.
- Keeping detailed records of maintenance work to demonstrate compliance with the law.
Extending Protections to Private Landlords
Although Awaab’s Law primarily applies to social housing, the government has indicated that similar protections may be extended to the private rented sector through the proposed Renters’ Rights Bill. A consultation will be launched to assess how best to implement these measures in privately rented homes, balancing fairness for landlords and protections for tenants.
Private landlords should stay informed about these potential changes and prepare to implement similar standards for managing hazards such as damp, mould, and structural safety concerns.
Conclusion
Awaab’s Law is a landmark step in improving housing conditions for tenants across England. By enforcing strict timelines for addressing hazardous conditions, it ensures that landlords take prompt action to maintain safe and habitable living environments. The tragic death of Awaab Ishak served as a wake-up call for the housing sector, and this law aims to prevent such incidents from recurring.
For landlords, compliance with Awaab’s Law is not just a legal obligation but also an ethical responsibility. Proactively addressing housing hazards will help build trust with tenants, improve overall housing standards, and prevent legal disputes. With the phased implementation approach, landlords have time to adapt to the new requirements, but they must act now to ensure they are prepared by 2025.
By understanding and implementing the requirements of Awaab’s Law, landlords can contribute to safer, healthier housing conditions for all tenants while protecting themselves from potential legal consequences.
