What is Awaab’s Law?

In this post, we look at what landlords and tenants in England can expect from the upcoming change.

The background of Awaab’s Law

In December 2020, two-year-old Awaab Ishak died from prolonged exposure to black mould at his family’s housing association home. Although his parents reported the damp and mould many times, the landlord failed to resolve the problem.

In response, Awaab’s family partnered with the Manchester Evening News and the housing charity Shelter to campaign for a change in the law. The government then introduced new rules on hazards through the Social Housing (Regulation) Act 2023 – known as Awaab’s Law. 

Since October 2025, social landlords have been legally required to investigate and make safe emergency hazards – including significant damp and mould – within strict timelines. They must:

• Inspect any potential emergency hazards (such as severe water leaks or major electrical faults) and undertake any necessary safety work within 24 hours of being informed by the tenant
• Inspect any severe damp or mould within 10 working days of becoming aware of the problem, then provide a written summary of their findings within three working days and make the property safe within five working days
• If they can’t fix the problem within the timeframe, the landlord must provide suitable alternative accommodation for the tenant at their own expense

See details on the government page on Awaab’s Law for social housing.

Awaab’s Law in the private rented sector

Whether homes are socially or privately rented, everyone needs to live somewhere they feel is safe and of a decent standard. Under the Renters’ Rights Act, the government is extending Awaab’s Law to the private rented sector, empowering all tenants to speak up about poor living conditions.

This will happen as part of Phase 3 of the Renters’ Rights Act implementation timeline. Currently, it’s expected to come into effect in 2027 at the earliest, but the government has yet to officially share a date and further details.

Here’s what we know so far:

• Awaab’s Law will be largely enforced in line with the approach taken for social housing – once tenants inform them of issues, landlords must fix the problems within specific timeframes
• If landlords fail to follow the new rules, tenants can challenge them through the court. Should the court find the landlord in breach of the law, they can order them to resolve the issue or pay compensation
• Alternatively, tenants can complain to their landlord and, if unhappy with the response, escalate the issue to the new PRS Landlord Ombudsman, which aims to find solutions outside of the court system

How landlords can prepare for the changes

The government recognises there are differences between the private and social rented sectors, and, as stated on the website, will “carefully consider how best to apply Awaab’s Law to the private sector in a way that is fair, proportionate and effective for both tenants and landlords.”

While we wait for more specific guidance, landlords can familiarise themselves with the current requirements for social housing as a starting point. And, more generally, you can find insights into the Renters’ Rights Act here on the Winkworth blog, including how to give notice to your tenants.