Awaab’s Law: What Landlords Must Know and Do Now

Awaab’s Law is a new law for landlords that is set to transform how social landlords across England respond to health hazards such as damp, mould and excess cold. Named in memory of Awaab Ishak, a two-year-old boy who tragically died in 2020 due to prolonged exposure to mould in his home, this new legislation represents a landmark shift in housing safety standards.

In this blog, we explore what Awaab’s Law is, who it applies to, the key responsibilities for landlords, and how housing providers can prepare ahead of implementation. We also explain how Study Academy delivers University-endorsed Awaab’s Law training to ensure your organisation is fully equipped to meet the new requirements.

What Is Awaab’s Law?

Awaab’s Law is a new legal requirement introduced as part of the Social Housing (Regulation) Act 2023. It compels social housing landlords to act swiftly in addressing damp, mould, and other health hazards in tenants’ homes.

The law follows the tragic death of Awaab Ishak, who died from respiratory failure caused by prolonged exposure to mould in his social housing flat. His death sparked a national outcry and prompted a fundamental reassessment of how health risks are dealt with in social housing settings.

Awaab’s Law introduces statutory timeframes for:

• Investigating reported hazards
• Beginning necessary repairs
• Completing those repairs
• Communicating clearly with tenants about progress

This legislation puts legal weight behind what should already be good practice—prioritising tenant safety and acting swiftly to prevent harm.

Who Must Comply with Awaab’s Law?

The law applies to all registered providers of social housing in England, including:

• Local councils
• Housing associations
• Arms-length management organisations (ALMOs)
• Co-operative housing providers

At present, private landlords are not directly covered, but similar standards may apply under existing frameworks like the Housing Health and Safety Rating System (HHSRS). It’s likely that lessons from Awaab’s Law will influence broader housing regulation over time.

For registered social landlords, compliance with the new law is not optional. Once enacted through secondary legislation, any delays or failure to meet the specified requirements may lead to regulatory enforcement, reputational damage and, most importantly, a failure to protect tenant health.

When Will Awaab’s Law Take Effect?

Although the law has passed in principle as part of the Social Housing (Regulation) Act, the specific timeframes and enforcement mechanisms will be confirmed through secondary legislation. This will follow a formal consultation process involving:

• Government departments
• Tenant advocacy groups
• Landlord and housing sector organisations
• The Regulator of Social Housing

Once this consultation is complete, the Secretary of State will issue legally binding requirements for social landlords to follow.

However, the government has made it clear: do not wait. The time to prepare is now. Once deadlines are formalised, there will be zero tolerance for delay.

Practical Implications for Social Landlords

Awaab’s Law introduces not just new legal obligations, but a new standard of accountability. Many landlords will need to reassess current procedures and make changes in the following areas:

1. Repairs and Response Timeframes

Landlords must ensure that repairs are triaged, scheduled, and completed within the legal timeframes. This may require additional staffing, better scheduling systems, and more efficient contractor partnerships.

2. Data Management

Robust record-keeping is essential. Landlords should be able to demonstrate when a report was received, how it was actioned, and what follow-up was done. Poor documentation could be seen as non-compliance.

3. Communication Protocols

Landlords are required to keep tenants informed throughout the repair process. This includes:

• Acknowledging complaints
• Confirming timeframes for action
• Providing updates on progress
• Explaining outcomes

Transparent communication builds trust and reduces the risk of escalation.

4. Staff and Contractor Training

Anyone involved in housing management—whether internal staff or external contractors—must be trained to understand:

• The seriousness of damp and mould
• Their legal responsibilities
• How to identify and report issues
• The importance of swift action and clear records

Risk of Non-Compliance

Failure to comply with Awaab’s Law could result in:

• Regulatory penalties by the Regulator of Social Housing
• Complaints upheld by the Housing Ombudsman
• Damage to organisational reputation
• Potential legal action from affected tenants
• Loss of tenant trust and engagement

More seriously, it may result in avoidable harm to tenants, which is the very outcome the law seeks to prevent.

A Cultural Shift in Social Housing

Beyond the legal obligations, Awaab’s Law reflects a wider cultural shift in the housing sector. It reinforces the idea that health and safety in housing is a core priority, not a reactive or box-ticking exercise.

Landlords must now:

• Take proactive steps to inspect higher-risk homes
• Improve tenant engagement around health and safety
• Build a culture of prevention, not reaction
• Regularly review internal procedures for effectiveness

This is a chance for the housing sector to improve its standards. It can help residents, especially in areas with bad housing conditions.

Wider Context: How Awaab’s Law Fits into the Rental Landscape

Awaab’s Law is just one part of a broader shift in housing regulation. If you work in rental properties, you need to understand the new law. It is important to see how it relates to current rules. This includes changes in social and private renting.

While the current focus is on social housing, there is growing pressure to extend Awaab’s Law to the private rented sector, particularly in areas where similar risks of emergency repairs and poor living conditions exist. Campaigns tied to the Renters Rights Bill and updates to the Decent Homes Standard are driving this momentum forward.

Additionally, reforms to the Section 21 no fault eviction process—commonly referred to as 21 no fault evictions—are reshaping the legal dynamics between tenants and landlords. This aligns with wider reforms to the landlord and tenant act and reinforces the importance of ensuring that properties are both safe and compliant.

In parallel, initiatives such as the private rented sector database aim to create more transparency and accountability across the sector. These efforts are being debated within the House of Commons, alongside measures to bolster tenant protections and reduce reliance on outdated frameworks like the tenant act 1985.

While Awaab’s Law currently targets the social housing sector, it serves as a clear signal that the government expects all housing providers to take a more proactive approach. Those who fail to comply may face not only regulatory action, but also reputational harm and legal risk.

Understanding where your organisation fits within this evolving landscape is essential. By staying informed and investing in appropriate training, landlords across all sectors can ensure they are ready to meet their legal obligations—now and in the future.

Study Academy’s Awaab’s Law Training: Be Ready, Stay Compliant

At Study Academy, we created a training course on Awaab’s Law. This course is endorsed by a UK university and follows the latest guidance and legal rules.

Our training supports:

• Front-line housing staff
• Maintenance teams
• Housing officers
• Senior leadership and compliance roles

What the Course Covers:

• The background and purpose of Awaab’s Law
• Legal timeframes and expectations
• Identifying and investigating damp, mould, and cold risks
• Managing tenant reports and escalating urgent issues
• Documentation, evidence gathering, and audit trails
• Cross-team responsibilities and communication practices
• Real-world case studies and situational judgement tasks

Who We Work With

We are already providing training to some of the biggest housing organizations in the country. The content is customised for their needs. Whether you’re managing 500 or 50,000 homes, our Awaabs Law course will equip your team with the knowledge and confidence they need