Awaab’s Law: Key Rules for Social Landlords

From October 2025, social landlords will be legally required to investigate and fix dangerous damp and mould issues within strict timeframes. The new legislation, known as Awaab’s Law, is being introduced in honour of two-year-old Awaab Ishak, who tragically died after prolonged exposure to mould in his social housing flat.

This is a major step forward in the Government’s mission to transform housing safety and quality. The law aims to ensure that no tenant is left living in conditions that pose a serious threat to their health — especially where landlords have previously failed to act.

In 2023, 7% of social rented homes had a damp problem, and 4% had hazards classed as Category 1 — the most dangerous level. The new regulations will force social landlords to take prompt, accountable action — or face serious consequences.

The Government has committed to laying the regulations in Parliament as quickly as possible, providing the sector with clarity and time to prepare before the rules take effect in October.

Important Timescales to Keep in Mind

With the law approaching fast, social housing providers must take steps now to ensure they can meet the new legal standards. Awaab’s Law will introduce fixed timeframes for investigating and remedying hazards, particularly those related to damp and mould.

Here’s how landlords can prepare ahead of the deadline:

1. Strengthen Your Reporting Processes

Ensure tenants can report damp, mould, and other hazards easily — both digitally and offline. Review how issues are logged, tracked, and escalated internally to avoid delays or missed follow-ups.

2. Understand and Prepare to Meet the New Legal Timeframes

Under Awaab’s Law, social landlords will be required to:

Investigate potential hazards within 14 calendar days of being made aware.
Provide a written summary of findings within 48 hours of completing the investigation, including any hazards found and the next steps.
Begin repair works within 7 calendar days where a hazard poses a significant health or safety risk.
Address emergency repairs within 24 hours if there is an imminent danger to residents.
Complete repairs within a reasonable timeframe, based on the resident’s needs and the severity of the issue.

These timescales are not optional. Landlords must be ready to meet them consistently and document their responses.

3. Review and Strengthen Contractor Support

Ensure you have the right contractors or in-house teams in place who can respond quickly – particularly to emergency cases. Begin building or expanding your network now to avoid service delays when the law comes into effect.

If you’re not ready to meet the new timelines, MCS Contract Services can help. We offer compliant damp and mould cleaning services, including fast-response wall treatment using professional-grade anti-mould solutions – helping you stay on track with Awaab’s Law requirements.

4. Train All Relevant Staff

Teams responsible for housing management, maintenance, and tenant services must understand the new expectations and procedures. Training should cover identifying hazards, communicating clearly with residents, and complying with timelines.

5. Audit Existing Housing Stock

Now is the time to prioritise known problem areas. Use inspection data, repair logs, and resident feedback to identify homes that may already be vulnerable to damp, mould, or structural hazards. Addressing these proactively can help reduce legal risk and improve tenant wellbeing.

6. Keep Tenants Informed

Communication is key. Let residents know what Awaab’s Law means, what they can expect, and how to report any problems. Transparency will build trust and demonstrate your commitment to safe, healthy housing.