The most significant regulatory shift in UK Housing in decades

Awaab’s Law is one of the most significant regulatory responses to the health risks caused by damp and mould in UK housing. Named after Awaab Ishak, the law imposes strict duties on landlords to identify and respond to housing hazards rapidly and transparently.

The legislation is built into the Social Housing (Regulation) Act 2023 and will be phased in from October 2025. It includes statutory enforcement powers and timelines for repairs, inspections, and tenant communication. This article provides a full overview of the current legal position, compliance deadlines, and best practices for landlords.

Awaab’s Law: A legal duty to act

Under new expectations introduced by Awaab’s Law, social landlords are being directed to respond to damp and mould complaints within very specific timeframes. These requirements are set to become mandatory under new secondary legislation from October 2025.

Legal and Regulatory Framework

Awaab’s Law is legally underpinned by Section 42 of the Social Housing (Regulation) Act 2023, which gives the Secretary of State the power to set time limits for landlords to address serious housing hazards, such as damp and mould.

As of February 2025, the UK Government confirmed that:

  • From October 2025, social landlords must address emergency hazards like damp and mould within 24 hours.
  • Additional regulations for broader hazards and full compliance frameworks will be phased through 2026 and 2027.

Landlords must prepare now for the initial rollout and future-proof their systems for full compliance by 2027.

Official Sources:

Phased Compliance Framework (2025–2027)

Phase 1: From October 2025 – High-Risk Hazard Response

Landlords will be required to:

  • Investigate emergency hazards, including severe damp and mould reports, within 24 hours
  • Initiate repairs within 7 days
  • Provide written updates to tenants on findings and planned actions within 48 hours

These rules apply to any case where tenant health may be at serious risk, particularly for vulnerable individuals (e.g. children, the elderly, or those with respiratory illness).

Phase 2: From 2026 – Broader Hazards and SLAs

The Government has indicated that the 2026 phase will expand to include:

  • Additional hazard categories under the Housing Health and Safety Rating System (HHSRS)
  • Broader definitions of vulnerability
  • Enhanced reporting and monitoring obligations
  • Required integration with landlord systems and resident portals

Phase 3: By 2027 – Full Implementation

Landlords may have to have:

  • End-to-end digital systems for logging, inspection, and follow-up
  • Use of monitoring tools (such as IoT sensors or structured survey follow-ups) is expected to become a best-practice standard for verifying post-repair conditions, especially in high-risk or repeat case properties. While not explicitly required in legislation, these tools can provide evidence of compliance and reduce the risk of Ombudsman complaints.
  • A structured tenant education process when no further repairs are needed, but risks persist

Key Requirements and Timelines

Phase 1

Effective October 2025 onwards

Phase 2

From 2026 – Broader Hazards and SLAs

Phase 3

Full implementation

Mandatory System Capabilities

By October 2025, landlords should prepare to have systems capable of:

  • Triaging risk level at point of contact
  • Automatically scheduling and tracking inspections
  • Storing photo evidence, inspection notes, and repair history
  • Generating a plain-language tenant report within 48 hours
  • Logging education and follow-up for unresolved recurring cases
  • Storing full records securely, accessible for at least 6 years

The Regulator of Social Housing and Housing Ombudsman will require audit trails showing how and when action was taken.

Reference:

  • Tenant Satisfaction Measures – Regulator of Social Housing

Tenant Education and Lifestyle Support

Where mould or condensation persists despite repairs, and no further actionable defects exist, landlords must support tenants with:

  • Education on ventilation and heating system usage
  • Signposting to financial or energy assistance, where applicable
  • Clear evidence of engagement, to demonstrate compliance and reduce Ombudsman complaints

This aspect is critical to ending the cycle of unresolved reports and repeat call-outs.

Reference:

  • Housing Ombudsman Spotlight Report on Damp and Mould

What Landlords Should Do Now

To prepare for the October 2025 requirements, social landlords should:

  • Conduct a gap analysis of current damp and mould response procedures
  • Implement triage, inspection, and reporting workflows aligned with the new timelines
  • Upgrade systems to ensure tenant reports are tracked, stored, and responded to within legal timeframes
  • Integrate monitoring tools or post-repair follow-up mechanisms
  • Establish educational materials and scripts for frontline housing staff
  • Begin documenting evidence of compliance readiness for internal assurance and external audit

    Final Note

    Awaab’s Law represents a shift from a reactive repair culture to proactive health and safety enforcement in housing. The October 2025 deadline marks the beginning of a new era of landlord accountability. Providers that invest now in compliance-ready systems and tenant engagement strategies will not only meet the law but also protect residents and reputations.

    To start a conversation about how we can help you get ahead of the deadlines and meet your Awaab’s Law Compliance goals, get in touch with us today.

    External References and Resources

    1. Social Housing (Regulation) Act 2023 – legislation.gov.uk
    2. Awaab’s Law – Consultation and Implementation Plans – gov.uk
    3. Delay to Awaab’s Law Puts Lives at Risk – The Guardian, Feb 2025
    4. Housing Ombudsman Spotlight on Damp and Mould – housing-ombudsman.org.uk
    5. Tenant Satisfaction Measures Standard – gov.uk
    6. CIH Response to Awaab’s Law Consultation – cih.org
    7. Awaab’s Law – Government Consultation Outcome (April 2024), gov.uk