Awaab’s Law, formally known as the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, will come into force on 27 October 2025. The law was introduced following the death of two-year-old Awaab Ishak, who died from a respiratory condition caused by mould exposure in his home. His death revealed serious gaps in how housing hazards were addressed, prompting the government to legislate strict timelines for landlords to investigate and fix dangerous conditions.
The law applies first to social housing landlords, including local authorities and housing associations, but the government intends to extend it to private landlords through the upcoming Renters’ Rights Bill. For those managing or surveying residential properties in England, this marks a fundamental change in the legal expectations around property safety, record keeping, and tenant communication.
What the law requires
From 27 October 2025, Awaab’s Law introduces statutory deadlines for landlords to investigate and repair serious hazards, starting with damp, mould and other emergency risks. An emergency hazard is anything posing an “imminent and significant risk of harm” such as gas leaks, exposed wiring, broken locks, or severe mould affecting a tenant’s health.
Landlords must investigate such hazards within 24 hours of becoming aware of them and complete safety work immediately or provide alternative accommodation if repairs cannot be made in time. For significant hazards like damp and mould, landlords have 10 working days to investigate and five days after that to make the property safe. Tenants must receive a written summary of findings within three working days of the investigation concluding.
If a landlord fails to meet these deadlines, tenants can pursue claims through the Housing Ombudsman or take legal action for breach of contract. The only defence is proving that the landlord used “all reasonable endeavours” to comply but was prevented by factors beyond their control, such as lack of access or material shortages.
The phased rollout of Awaabs Law
Awaab’s Law will be implemented in three stages:
- Phase 1 (from 27 October 2025): Covers damp, mould and emergency hazards.
- Phase 2 (from 2026): Extends to other major health and safety hazards — including excess cold, fire risks, electrical faults, structural collapse and hygiene hazards.
- Phase 3 (by 2027): Applies to all remaining hazards listed under the Housing Health and Safety Rating System (HHSRS), excluding overcrowding.
This phased approach is designed to allow housing providers to adapt their systems, prioritise the highest-risk issues, and ensure consistent compliance.
Implications for property managers
For property managers acting on behalf of landlords, preparation is critical. You’ll need clear processes for identifying, recording and responding to hazards within the new statutory timeframes. Systems must enable tenants to report problems easily and allow managers to track responses in real time.
All correspondence, site inspections, contractor reports, and communications with tenants should be logged and timestamped to demonstrate compliance. Where repairs cannot be completed promptly, property managers will need to coordinate temporary accommodation and maintain open communication with tenants.
Education will also be key. Property managers should help landlord clients understand their new obligations and prioritise buildings at higher risk; for instance, older properties with known damp or ventilation issues. Regular inspections and pre-emptive maintenance will become an essential part of compliance.
Implications for surveyors
Surveyors will play a frontline role under Awaab’s Law. Their assessments will often determine whether a hazard qualifies as “significant” or “emergency”, so accuracy and speed are vital. Reports must be thorough, clear and delivered within the statutory timelines.
Surveyors should familiarise themselves with the Housing Health and Safety Rating System (HHSRS) and adopt new tools for detecting moisture, structural issues and other hazards early. Detailed documentation will be critical — landlords may rely on surveyors’ findings to defend against enforcement or legal action, and poor record keeping could expose surveyors to liability claims from clients.
What compliance looks like
Compliance under Awaab’s Law is about speed, accountability and transparency. Property professionals must demonstrate that issues are being handled quickly, safely, and with proper tenant engagement. Systems for triage, communication, documentation and emergency response will need updating across the sector.
Although the law currently targets social housing, it’s expected to expand to private rentals within the next few years with the forthcoming passage of the Renters’ Rights Bill. Property managers and surveyors working across both sectors should therefore prepare for a universal standard of response time and safety compliance.
Awaab’s Law marks one of the most significant reforms to housing safety in decades. It establishes a clear duty on landlords and their agents to act, not when it’s convenient, but when tenants’ health is at risk. For property professionals, this means moving from reactive maintenance to proactive, evidence-based compliance.