Awaab's Law:

Help us ensure no family goes through what Awaab’s did.

Awaab’s Law came into force on 27 October 2025, introducing new legal requirements for social landlords to investigate and address hazards within set timescales. The law is being implemented in phases. Phase 1 introduced requirements relating to damp and mould and emergency hazards, with Phase 2 expanding the requirements to a wider range of hazards from 30 November 2026. We’ve brought together this hub of information to help social housing providers understand what Awaab’s Law means, what’s required now, what’s changing under Phase 2, and how to prepare.

Why Awaab’s Law matters to all of us

Awaab’s Law is named after two-year-old Awaab Ishak, who tragically died in December 2020 following prolonged exposure to mould in his family’s social housing home in Rochdale. His parents had been reporting the mould problem since 2017, but little was done to fix it. The coroner was clear: Awaab died because of prolonged exposure to mould. It was, she said, a defining moment for the housing sector. His death highlighted the devastating consequences that damp, mould and other serious hazards can have when residents’ concerns aren’t acted on quickly and effectively.

Awaab’s Law was introduced to strengthen the legal requirements placed on social landlords, setting clear timescales for investigating hazards and taking action to protect residents.

For social housing providers, this means having the right processes, people and supply chain in place to identify hazards, assess the risks to residents and respond within the required timescales.

The scale of challenge

Damp, mould and other hazards in social housing can have serious consequences for residents’ health and safety. Awaab’s Law reflects the need for social landlords to identify potential hazards, understand the level of risk they pose and take action within clear legal timeframes.

For housing providers, meeting these requirements isn’t simply about responding to individual repairs. It requires effective reporting and triage, access to the right expertise and contractors, clear communication with residents, and processes that enable teams to investigate and act quickly.

• 177,000 social homes affected by dampsocial homes were estimated to be affected by damp and mould, according to English Housing Survey data published in 2023.
• 217,000 social rented homes were estimated to have serious health and safety hazards.
• £65million estimated annual cost to the NHS from the most serious hazards in social rented homes.
• 1.3million dwellings in England, 5% of the total, have problems with damp and mould.

Awaab’s law – What landlords need to know

What landlords need to do under Awaab’s Law

Awaab’s Law sets clear timescales for social landlords to investigate hazards, make homes safe and communicate with residents.

Respond to emergency hazards within 24 hours

Potential emergency hazards must be investigated, and any necessary work to make the home safe completed, as soon as reasonably practicable and within 24 hours of the landlord becoming aware of the hazard.

Investigate significant hazards within 10 working days

Under Phase 1, potential significant damp and mould hazards must be investigated within 10 working days of the landlord becoming aware of them. From 30 November 2026, Phase 2 will extend these requirements to a wider range of significant hazards.

Make the home safe

Where an investigation identifies a significant hazard, landlords must complete the necessary safety work within five working days of the investigation concluding. If the home cannot be made safe within the required timeframe, suitable alternative accommodation must be provided at the landlord’s expense.

Communicate clearly with residents

Landlords must provide residents with a written summary of their investigation findings, usually within three working days of the investigation concluding, and keep residents informed while further work is being carried out.

Prevent hazards from recurring

Where further work is needed to prevent a significant or emergency hazard from recurring, landlords must begin the work, or take steps to begin it, within five working days of the investigation concluding. Where the work cannot begin within that period, it must start as soon as reasonably practicable and within 12 weeks.

Awaabs law – What tenants can expect

Awaab’s Law means tenants can expect faster, clearer, and more reliable responses when they report hazards in their home. From October 2025, residents should expect:

• Quick responses: If you report an emergency repair, your landlord must address it within 24 hours. For other hazards such as damp or mould, they must investigate within 10 working days.
• Clear communication: Residents should be kept informed about investigations, findings and any work required. Where required, landlords must provide a written summary of their investigation findings, usually within three working days of the investigation concluding.
• Safety first: Where a significant hazard is identified, landlords must take action within the required timescales. If the necessary safety work cannot be completed within those timescales, the landlord must secure suitable alternative accommodation at its expense.
• Confidence in expertise: Investigations will be carried out by trained professionals who understand damp, mould, and other serious housing hazards.

Accessibility considerations

Landlords are required to make communication understandable for all tenants. Information should be clear and accessible, taking into account residents’ individual communication requirements and preferences. This includes:

• providing information in alternative formats, such as large print or easy read
• providing translations or interpretation where required
• considering accessibility requirements when arranging visits and investigations
• using residents’ preferred methods of communication where appropriate
• making sure written information is clear and easy to understand

Building these requirements into your processes from the outset can help ensure residents understand what is happening, what action is being taken and what they can expect next. Effective communication is also about understanding the individual circumstances and vulnerabilities of residents. Read more about why compliance with Awaab’s Law starts with compassion

Why meeting Awaab’s Law requirements can be challenging

Complying with Awaab’s Law isn’t simply about responding to repairs more quickly. Housing providers need to be able to identify and assess potential hazards, understand individual residents’ circumstances, coordinate investigations and repairs, communicate effectively and mobilise the right contractors within defined timescales.

For many organisations, this requires different teams and systems to work together effectively – from housing and repairs teams through to asset management, customer services, procurement and external contractors.

Learning from complaints

Damp and mould continues to be a significant source of complaints. The Housing Ombudsman states that damp and mould makes up around half of its casework and has called for landlords to adopt a ‘zero tolerance’ approach.

In October 2024, the Ombudsman published more than 100 severe maladministration cases relating to damp and mould. The cases highlighted recurring issues including delays to inspections and repairs, poor record keeping, inadequate communication and failures to ensure problems had been resolved.

These findings provide important lessons for landlords implementing Awaab’s Law. Having policies and timescales in place isn’t enough, organisations also need the people, processes, information and contractor capacity to deliver them consistently.

Where the pressure points are

Some of the biggest operational challenges can include:

• identifying and triaging hazards correctly when they are first reported
• understanding whether a resident’s circumstances increase the level of risk
• arranging competent investigations within the required timescales
• coordinating internal teams and external contractors
• maintaining accurate records across different systems
• communicating clearly with residents throughout the process
• ensuring there is sufficient contractor capacity to respond when demand increases

Awaab’s Law therefore requires more than a change to repairs timescales. Housing providers need to consider whether their people, processes, data and supply chains are equipped to deliver the required response consistently.

Awaab’s Law – timeline for compliance

Your timeline for getting ready

Phase 1 – 27 October 2025

Now in force

Phase 1 introduced fixed timescales for social landlords to investigate and address:

• damp and mould hazards that present a significant risk of harm
• all emergency hazards

Landlords must have processes in place to identify, investigate and respond to these hazards within the required timescales.

Phase 2 – 30 November 2026

Coming into force

Phase 2 will extend Awaab’s Law to a wider range of significant hazards, including:

• excess cold and excess heat
• falls
• structural collapse
• fire and explosions
• electrical hazards
• domestic and personal hygiene and food safety

For housing providers, this means ensuring that the processes developed for Phase 1 can work across a much broader range of hazards, with the right expertise, contractor capacity and supply chain in place.

Phase 3 – 2027

Further expansion

Phase 3 is planned to extend Awaab’s Law to the remaining hazards covered by the Housing Health and Safety Rating System (HHSRS), with the exception of overcrowding.

Housing providers should therefore consider Awaab’s Law as an evolving requirement and ensure that their processes, people and supply chains can adapt as its scope expands.

Preparing for Phase 2? Read our Awaab’s Law: lessons from Phase 1 and priorities for Phase 2.

Who the law applies to:

Does this apply to you?

Awaab’s Law applies to all social housing providers in England. If you’re not sure whether that includes you, here’s the breakdown:

Local authority housing departments

If your council directly manages social housing stock, you’re covered. This includes council houses, flats, and any other properties you let to social tenants at affordable rents.

Housing associations

All registered housing associations fall under these requirements, whether you’re a large national provider or a small local organisation. The size of your stock doesn’t matter – the obligations are the same.

Arms Length Management Organisations (ALMOs)

If you manage social housing on behalf of a local authority, you’ll need to ensure compliance. The legal responsibility might sit with the council, but the practical obligations will be yours.

Other registered providers

Anyone registered with the Regulator of Social Housing as a provider of social housing needs to comply. This includes some charitable organisations and community groups.

While landlords may use managing agents, contractors and other organisations to deliver services, responsibility for meeting their obligations under Awaab’s Law remains with the landlord.

Understanding who is responsible at each stage, from receiving a report and assessing risk through to investigations, repairs and communication with residents is therefore an important part of preparing your organisation.

The bigger picture

We’re talking about approximately 4.4million social homes across England. Whether you manage 50 properties or 50,000, your tenants deserve the same standard of response when they’re living in conditions that could harm their health.

Read our guide to Awaab’s Law for social housing providers: who’s responsible for what.

Awaabs Law – What tenants can expect

What housing providers need to do

Awaab’s Law sets specific requirements and timescales for how social landlords respond when they become aware of a potential hazard. Housing providers need a clear process that takes a report from initial assessment through investigation, making the home safe and completing any work needed to prevent the hazard from recurring.

1. Assess the report and the risk

The Awaab’s Law timeline begins when the landlord becomes aware of a potential hazard – referred to as Day 0.

Landlords should review the information available about both the hazard and the resident’s circumstances to determine whether there are reasonable grounds to believe it could be a significant or emergency hazard.

The individual circumstances of the resident are important when assessing the level of risk, as the same hazard may present a different risk depending on who is living in the property.

2. Investigate emergency hazards within 24 hours

Where there are reasonable grounds to believe there is an emergency hazard, the landlord must investigate within 24 hours of becoming aware of it.

If the investigation confirms an emergency hazard, the landlord must also complete the relevant safety work and make the property safe within that same 24-hour period.

If the property cannot be made safe within 24 hours, the landlord must offer suitable alternative accommodation until the required safety work has been completed.

Read our guide to 24-hour emergency repairs under Awaab’s Law.

3. Investigate potential significant hazards within 10 working days

Where there are reasonable grounds to believe there is a significant hazard covered by Awaab’s Law, the landlord must carry out an investigation within 10 working days of becoming aware of it.

The investigation must be carried out by someone the landlord reasonably considers competent. It should determine whether a significant or emergency hazard exists and, where possible, identify the work required both to make the property safe and prevent the hazard from recurring.

Investigations can be carried out remotely or in person depending on the circumstances. However, if a resident explicitly requests an in-person investigation, the landlord must arrange one.

If the initial investigation cannot determine the extent or underlying cause of the hazard, a further investigation may be required. This must be carried out as soon as reasonably practicable, but any safety work already identified must still be completed within the required timeframe.

Read our guide to getting the Awaab’s Law investigation process right within 10 working days.

4. Provide a written summary within 3 working days

Following an investigation, landlords must usually provide the resident with a written summary of the findings within 3 working days.

The summary should explain whether a significant or emergency hazard was identified, what action is required and the target timeframe for beginning and completing that action. If no action is required under Awaab’s Law, the summary should explain why.

Where multiple investigations are required, a written summary will usually be required following each investigation.

5. Make the property safe within 5 working days

If an investigation identifies a significant hazard, the landlord must complete the relevant safety work within 5 working days of the investigation concluding.

This is the work required to remove or reduce the immediate risk and make the property safe. It is separate from any further work that may be required to address the underlying cause and prevent the hazard from recurring.

If the property cannot be made safe within the required timeframe, the landlord must offer suitable alternative accommodation at its own expense until the relevant safety work has been completed.

6. Prevent the hazard from recurring

Making a property safe does not necessarily mean the underlying problem has been resolved.

Where further preventative work is required, landlords must begin the work – or take steps to begin it – within 5 working days of the investigation concluding.

Where it isn’t reasonably practicable for the work to begin within 5 working days, the landlord must take steps within that period to ensure it starts as soon as reasonably practicable. The work must physically begin within 12 weeks at the latest and be completed within a reasonable period.

For damp and mould, this makes identifying and addressing the underlying cause particularly important rather than simply treating visible mould.

Explore our guide to damp and mould solutions under Awaab’s Law.

7. Keep the property safe and residents informed

Once safety work has been completed, landlords must ensure the property remains safe until any further preventative work is finished.

Residents should be kept informed about the timing and progress of work, including any delays or changes. Landlords should also maintain clear records of reports, investigations, communications, decisions and completed works.

Need to check a specific timeframe? Read our complete breakdown of Awaab’s Law requirements and deadlines.

PfH’s support for compliance

How PfH helps you meet these requirements

Meeting Awaab’s Law requirements depends on more than having the right policies and processes in place. Housing providers also need access to the expertise, contractors and services required to investigate hazards, make homes safe and complete remedial works within the required timescales.

As Awaab’s Law expands through Phase 2, this will require providers to consider whether their existing supply chains can respond across a much broader range of hazards.

PfH can help members access compliant procurement routes and specialist suppliers across areas relevant to Awaab’s Law, helping organisations build the capacity and resilience needed to respond effectively.

Supporting investigation and diagnosis

Identifying the cause and severity of a hazard is an essential first step in determining the right response. PfH procurement solutions can provide access to specialist expertise and services to support areas such as inspections, surveys and property assessments.

Making homes safe and completing remedial works

Where hazards are identified, providers need access to contractors capable of responding within the required timescales and carrying out the necessary safety and remedial works.

This can range from responding to damp and mould and emergency repairs under Phase 1 to the wider range of hazards being brought within scope under Phase 2.

Building supply chain resilience

Building supply chain resilience

Awaab’s Law places greater pressure on providers to ensure appropriate contractor capacity is available when it is needed. Reviewing existing arrangements, identifying potential gaps and putting suitable procurement routes in place can help reduce the risk of delays when hazards are reported.

Explore our Awaab’s Law member solution guide to see the PfH procurement solutions available across the different hazard areas.

Is your supply chain ready? Use our Awaab’s Law procurement checklist for safer, healthier homes.

Which frameworks can help?

Awaab’s Law places clear responsibilities on social housing providers to tackle hazards such as damp and mould. PfH’s Compliance Solutions framework connects landlords with trusted suppliers across a full range of statutory compliance areas, including damp and mould remediation, ventilation assessments, fire risk, asbestos, and legionella management. This ensures providers can meet evolving regulations while safeguarding the health and wellbeing of residents.

Resources and tools

Everything you need to know

We’ve created detailed guides to help you understand every aspect of Awaab’s Law compliance. Whether you’re just getting started or you need specific technical guidance, we’ve got you covered.

Awaab’s Law marks a pivotal shift in social housing regulations, demanding a proactive and robust approach to damp and mould issues. To navigate these new requirements effectively, a deep understanding of the law’s nuances, practical implementation strategies, and comprehensive resources is essential. This section serves as your central hub, linking to in-depth articles that provide the clarity and guidance needed to ensure full compliance and foster safer, healthier homes for your residents and other resources you may find helpful.

Understand the requirements

Awaab’s Law – requirements and deadlines: the complete breakdown

What’s covered: This article provides a detailed overview of what social housing providers need to do and when. It explains the different requirements for emergency and significant hazards and the legally binding timescales for investigation, reporting, safety works and further preventative work.

It covers the 24-hour response requirement for emergency hazards, the 10-working-day investigation period for significant hazards and the subsequent deadlines landlords need to meet. It also explores the wider scope of the legislation and the importance of clear records in demonstrating that the required actions have been taken within the statutory timescales.

Awaab’s Law for social housing providers: who’s responsible for what

What’s covered: This guide explores how responsibilities under Awaab’s Law apply across different types of social housing provider, including housing associations, local authorities and ALMOs, and considers what those differences mean in practice.

It examines how responsibility needs to work across organisations, including the role of housing, repairs, asset management and other teams involved in responding to hazards. It also considers resident vulnerabilities, communication, record keeping and the role of contractors and other third parties – while reinforcing that landlords remain responsible for meeting their obligations under Awaab’s Law.

Investigate and respond to hazards

Awaab’s Law investigation process: how to get it right in 10 working days

What’s covered: This article provides a step-by-step approach to carrying out an Awaab’s Law investigation within the required timeframe. It breaks down the 10-working-day period, from reviewing the initial report and arranging the investigation through to on-site assessment, evidence gathering, root-cause analysis and risk assessment.

It considers the importance of residents’ individual circumstances and vulnerabilities when assessing risk, as well as what a thorough investigation should establish. The guide also explores documentation and reporting, including how findings and proposed actions can be communicated clearly to residents.

24-hour emergency repairs under Awaab’s Law: when every hour counts

What’s covered: This article focuses specifically on situations requiring the fastest response under Awaab’s Law. It explores what can constitute an emergency hazard and how factors such as the severity of the hazard, the vulnerability of the resident and the immediacy of the risk can affect the assessment.

The guide considers the practical response when an emergency hazard is identified, including making the property safe within 24 hours or providing suitable alternative accommodation where this cannot be achieved. It also explores contractor mobilisation, out-of-hours capability, communication, coordination and documentation – all of which are critical when every hour counts.

Damp and mould solutions under Awaab’s Law: what actually works

What’s covered: This article provides technical guidance on identifying, treating and preventing damp and mould. It differentiates between common causes including rising damp, penetrating damp and condensation and considers the appropriate solutions for each rather than simply treating visible mould.

It explores the role of ventilation, insulation, heating, moisture production and building maintenance in tackling the underlying causes of damp and mould. The guide also considers immediate interventions and longer-term prevention, helping providers take a more holistic approach to creating safer, healthier homes and reducing the likelihood of problems recurring.

A breath of fresh air: ventilation and the future of healthy homes

What’s covered: This article looks specifically at the role ventilation can play in managing moisture, condensation and indoor air quality. It explores how increasingly airtight and energy-efficient homes can create new challenges if ventilation is not considered alongside improvements to the building fabric.

The article examines practical ventilation approaches including continuous extract systems, Positive Input Ventilation (PIV), Mechanical Ventilation with Heat Recovery (MVHR) and remote environmental monitoring. It also considers competency, system design and the use of environmental data to identify potential issues earlier and support healthier homes.

Strengthen your approach

Awaab’s Law: why compliance starts with compassion

What’s covered: This article explores Awaab’s Law from the perspective of resident experience, culture and leadership. Drawing on the experience of Nadhia Khan, Executive Director of Customer and Community at Rochdale Boroughwide Housing, it considers why meeting statutory timescales alone is not enough to deliver the change the legislation is intended to achieve.

It explores the importance of listening to residents, communicating in ways people can understand, recognising individual circumstances and vulnerabilities and rebuilding trust when residents have previously felt unheard. It also considers the role of leadership, stock knowledge, training and proactive intervention in creating a culture that puts safe, healthy homes and residents at the centre of decision-making.

Awaab’s Law: lessons from Phase 1 and priorities for Phase 2

What’s covered: This article examines the lessons emerging from the implementation of Phase 1 and what they mean as the scope of Awaab’s Law expands. It looks beyond statutory response times to consider some of the wider organisational and cultural changes needed to manage housing hazards effectively.

Drawing on sector experience, it explores resident communication, moving beyond assumptions around ‘lifestyle’ when investigating damp and mould, making better use of property and resident data and identifying risks before they escalate. It also considers priorities including stock condition intelligence, integrating data across systems, staff training and maintaining a focus on resident safety despite financial pressures.

Procurement and solutions

Awaab’s Law: your procurement checklist for safer, healthier homes

What’s covered: This practical checklist helps social housing providers assess whether their procurement arrangements and supply chain are equipped to support an effective Awaab’s Law response.

It considers the capabilities organisations need across emergency response, investigation and remedial works, including contractor capacity, policies and procedures, staff training and supporting systems. It is designed to help providers review existing arrangements, identify potential gaps and consider where additional capacity, expertise or procurement routes may be required.

Awaab’s Law Phase 2: PfH Member’s solution guide

What’s covered: This practical guide maps PfH’s procurement solutions to the wider range of hazards brought within scope by Phase 2, helping members identify which frameworks, Dynamic Purchasing Systems and services can support different aspects of their response.

The guide is structured around four key requirements: getting appropriate compliant contractor arrangements in place, responding quickly when hazards are identified, planning longer-term investment programmes and using technology to identify potential hazards earlier. It brings together relevant PfH solutions across areas including responsive repairs, heating, fire and electrical safety, planned works, retrofit, technical support, temporary accommodation and property monitoring.

It is designed for operations, asset management and procurement teams that need to understand which existing PfH routes can support their organisation as the scope of Awaab’s Law expands.

Contact PFH

Ready to make sure you’re prepared?

Need support with your Awaab’s Law response?

Whether you’re reviewing your existing procurement arrangements, identifying gaps in contractor capacity or looking for specialist solutions to help investigate and address hazards, PfH can help.

Our team can help you understand the procurement routes and solutions available to support your organisation’s response to Awaab’s Law.

Speak to the PfH team about your requirements.

A final thought

Awaab’s Law represents a significant change in how social landlords are required to respond to hazards in residents’ homes. But effective compliance is about more than meeting individual deadlines. Housing providers need to be able to identify and assess risks, understand residents’ individual circumstances, investigate hazards effectively, communicate clearly and mobilise the right people and contractors within the required timescales.

As the scope of Awaab’s Law expands, having robust processes, reliable data and sufficient supply chain capacity will become increasingly important. It’s about ensuring no family has to live with the anxiety of reporting problems that don’t get fixed. Together, we can make sure Awaab Ishak’s legacy is a housing system that truly puts residents’ health and wellbeing first. This topic has been pulled together by Bradley Hughes, Category Manager for Materials at PfH.