Awaab's Law:

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

Awaab’s law is the new regulation coming into force on 27 October 2025, and we’ve put together this hub of information, to help you get ready.

Why Awaab’s Law matters to all of us

Awaab Ishak should have been settling back into school this year. Instead, his short life ended in 2020 because of mould in his family’s social housing flat 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. She was right. Awaab’s Law, named in his memory, will change everything about how we respond to damp, mould and other serious housing hazards. It’s not just about compliance – it’s about making sure no other family experiences what Awaab’s parents, Faisal Abdullah and Aisha Amin, went through.

The scale of the problem

• 177,000 social homes affected by damp and mould right now
• 24 hours maximum time for emergency repairs from October
• 10 days to investigate any significant reported housing hazard

Awaab’s law – What landlords need to know

What’s changing from October 2025

If you’re a social housing provider, you’ll have new legal obligations that become part of every tenancy agreement. These aren’t suggestions – they’re requirements that will be enforced.

Faster response times

When tenants report serious damp and mould, you’ll have just 10 working days to investigate what’s happening and provide them with a written report. If it’s an emergency repair situation, including serious hazards, it must be fixed within 24 hours. This means that if someone calls you on a Monday about dangerous mould, it must be investigated and reported back by the Friday of the following week. If it’s deemed an emergency, it needs sorting by Tuesday.

Proper investigations

A initial quick look up is not sufficient. Investigations need to be thorough, documented, and carried out by people who know what they’re looking for. The type and extent of hazards and what’s causing them must be identified, and how they are going to be fixed must also be explained.

Clear communication

Everything needs to be clearly documented and communicated. Tenants have the right to know what you’ve found, what you’re going to do about it, and when you’re going to do it. Communication must be crystal clear and accessible, for example, translated where needed.

Real consequences

Meeting these requirements is now a legal obligation. Failure to do so could result in court action by tenants. The Housing Ombudsman is already seeing a major increase in the numbers of damp and mould complaints, and this is likely to rise further once new laws come into force.

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:

• 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: You should receive a written update on what the investigation found, what will be done to fix the problem, and the expected timescale for repair.
• Safety first: If your home cannot be made safe immediately, your landlord must offer temporary accommodation while work is carried out.
• 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. This includes:

• Plain language explanations
• Translations for non-English speakers
• Easy-read versions for people with learning difficulties
• Large print or alternative formats for tenants with visual impairments

By setting these standards, tenants should never be left uncertain about the status of a reported hazard. The goal is simple: a safe, dry, and healthy home where problems are acted on promptly and transparently.

The scale of the challenge we’re all facing

The statistics on damp and mould make for sobering reading, but they also show why this law is so desperately needed.

The problems are widespread

According to the English Housing Survey, 177,000 social homes are currently affected by damp and mould. That’s not just numbers on a spreadsheet, that’s 177,000 families living in conditions that could be making them ill or worse. Around 7% of social rented homes had damp problems in 2023, with 4% having what the government classes as the most dangerous ‘category 1’ hazards. In real terms, if you manage 1,000 properties, roughly 70 of your tenants are probably dealing with damp issues right now.

Social housing regulations 2025 – The complaints keep coming

The Housing Ombudsman says that around half of their casework still involves damp and mould complaints. Even more telling, they’ve identified over 100 cases of severe maladministration where social landlords have failed badly on damp and mould issues. These aren’t just administrative failures. Behind each case is a family whose health and wellbeing has been affected because their home isn’t safe to live in.

Why this keeps happening

The truth is, many housing providers simply don’t have the systems, processes or contractor networks in place to deal with these problems quickly and effectively. When someone reports mould, there’s often confusion about who should investigate, how quickly it needs to happen, and which contractors are qualified to do the work properly. Some providers are excellent at this. Others are struggling. Awaab’s Law means everyone needs to get this right, every time.

Awaab’s law – Timeline for compliance

Your timeline for getting ready

Right now to October 2025

Preparation is everything You’ve got weeks, not years, to get this right. This is when you need to:

• Audit your current processes and identify where the gaps are
• Set up contracts with emergency repair specialists who can respond within 24 hours
• Find qualified contractors who understand damp and mould investigation and remediation
• Train your staff on the new requirements and make sure everyone knows what their role is
• Update your tenant communication processes and template letters
• Test your new systems with some practice runs

This might sound overwhelming, but you don’t have to do it alone. That’s exactly why PfH exists – to connect you with the consultants, contractors and specialists who can deliver this work.

27 October 2025

Awaab’s Law goes live From this date, every social housing tenancy in England will include these requirements as standard terms. There’s no transition period – if someone reports a hazard on 27 October, you’ll need to investigate within 10 working days and fix emergencies within 24 hours. Initially, the law focuses specifically on damp and mould hazards, plus all emergency repairs. The good news is that if you’ve prepared properly, this should feel manageable rather than overwhelming.

2026 onwards

Extended coverage The government plans to extend Awaab’s Law to cover a much wider range of housing hazards. We don’t know exactly what this will include yet, but it’s likely to cover things like electrical problems, structural issues, and heating failures. If you’ve set up good systems for damp and mould, you’ll be well placed to adapt them for other hazards when the time comes.

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.

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.

Awaabs law – What tenants can expect

What you actually need to do

Let’s get into the specifics of what compliance looks like in practice. These aren’t just bureaucratic boxes to tick – they’re about creating systems that protect your tenants’ health and wellbeing.

Awaab’s Law tenant rights – When someone reports a potential hazard

Immediate response (same day)

Acknowledge their report and let them know what happens next. If it sounds like it could be an emergency, you might need to take immediate action while you’re arranging a proper investigation.

Emergency assessment (within 24 hours if needed)

If the reported hazard could pose immediate danger to health and safety, you need to make it safe within 24 hours. This might mean temporary measures while you arrange a permanent fix.

Full investigation (within 10 working days)

Send someone who is appropriately qualified to properly assess what’s happening. This isn’t just a quick look – they need to identify the type and extent of any hazards, work out what’s causing them, and determine what needs to be done to fix them.

Written report (part of the 10 working days)

Give the tenant a clear, written explanation of what you found and what you’re going to do about it. If there are no hazards, explain why. If there are problems, set out exactly how and when you’ll fix them.

The investigation process

This is where many housing providers will need to change how they work. The person doing the investigation needs to really know what they’re looking for. You can’t just send your general maintenance team – you need people who understand:

• How to identify different types of damp and mould
• What causes these problems (it’s not always obvious)
• Which hazards pose immediate risks and which can wait
• How to assess the extent of any damage
• What kinds of repairs or improvements will actually solve the problem

The written report you give to tenants needs to cover all of this in language they can understand.

Actually fixing the problems

Once you’ve identified hazards, the clock starts ticking again. Emergency repairs still need to happen within 24 hours. For other repairs, you need to start work within 7 calendar days of confirming there’s a hazard. This is where having the right contractors in place makes all the difference. You need specialists who can:

• Respond quickly when you need them
• Do the work to a high standard so problems don’t come back
• Work respectfully around tenants and minimise disruption
• Handle emergency call-outs at evenings and weekends

PfH’s support for compliance

How PfH helps you meet these requirements

The challenge isn’t just understanding what Awaab’s Law requires – it’s having the right contractors and specialists ready to help you deliver it. That’s where our compliant procurement frameworks come in.

Pre-vetted contractors

Every contractor on our frameworks has been through rigorous checks and are carefully vetted. They have the technical skills required and understand the urgency of social housing work, so repairs are completed correct and efficiently. They’re not just technically competent – they understand the urgency of social housing work and the importance of getting it right first time.

Emergency response capability

Our emergency repair frameworks include contractors who can respond within 24 hours, seven days a week. When you have an emergency, you don’t have time to start looking for contractors – you need people you can call who will be there.

Specialist expertise

Damp and mould problems need specialist knowledge. Our frameworks include contractors who really understand these issues – what causes them, how to fix them properly, and how to prevent them coming back.

Competitive pricing

All our framework contracts are competitively tendered, so you know you’re getting good value. You can focus on getting the work done quickly and well, rather than worrying about costs.

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.

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

What’s covered: This article offers an exhaustive overview of what social housing providers need to do and when, meticulously outlining the two-track system for hazard response, distinguishing between emergency and significant hazards and clarifying the legally binding timescales for investigation, reporting, and remedial works. It is indispensable for understanding the legal framework, including the crucial 24-hour response for emergencies and the 10-working-day window for significant hazard investigations. It also delves into the broader scope of the law, covering Category 2 hazards under HHSRS and communal areas, and highlights the importance of meticulous record-keeping for demonstrating compliance and protecting against enforcement actions.

Awaab’s Law investigation process: How to get it right in 10 working days (Publish date due Oct 25)

What’s covered: This article provides a step-by-step methodology to conduct legally compliant investigations. It breaks down the 10-day challenge, detailing each phase from initial report review and appointment booking to on-site assessment, data collection, root cause analysis, and risk assessment. The guide emphasises the necessity of considering residents’ specific circumstances, including their health and vulnerabilities, throughout the investigation. Furthermore, it offers critical insights into proper documentation and reporting, ensuring that the written summaries provided to tenants are not only clear and jargon-free but also legally sound and defensible.

Damp and mould solutions under Awaab’s Law: What actually works (Publish date due Oct 25)

What’s covered: This article provides technical guidance on identifying, treating, and preventing damp and mould issues effectively. It differentiates between rising damp, penetrating damp, and condensation, explaining their causes and the appropriate long-term solutions for each. The article also explores the science of mould growth, its health implications, and the critical actions required for emergency response within 24 hours, such as professional cleaning, drying, and dehumidification. For lasting prevention, it advocates for a holistic approach to condensation control, reducing moisture production, improving ventilation, and eliminating cold surfaces alongside robust building maintenance practices.

Awaab’s Law for social housing providers: Who’s responsible for what (Publish date due Oct 25)

What’s covered: This guide clarifies the specific obligations for housing associations, local authorities, and ALMOs. It addresses the complexities of dual responsibility for ALMOs and the unique challenges faced by each provider type. Crucially, the article details the enhanced requirements for risk assessment, moving beyond generic approaches to focus on individual household vulnerabilities. It also underscores the importance of effective, accessible communication with tenants and outlines the severe consequences of non-compliance, including Housing Ombudsman complaints, regulatory intervention, and potential court proceedings.

24-Hour emergency repairs under Awaab’s Law: When every hour counts (Publish date due Oct 25)

What’s covered: This article provides essential guidance on managing critical situations that demand a rapid, 24-hour response. It defines what constitutes an emergency, offering clear scenarios and assessment criteria based on hazard severity, occupant vulnerability, and immediacy of risk. The guide outlines the two primary response options: making the property safe or providing suitable alternative accommodation, detailing what each entails in practice. It also highlights the crucial requirements for emergency contractors, emphasising the need for true 24/7 availability, rapid mobilisation capacity, technical competence, and sensitivity to social housing contexts. Effective coordination and meticulous documentation are presented as vital for successful emergency management.

Awaab’s Law compliance checklist: Your complete preparation guide (Publish date due Oct 25)

What’s covered: This guide offers a practical framework for social housing providers to ensure readiness. It outlines critical capabilities needed for day-one compliance, including robust emergency response, investigation, and remedial works capacities. The checklist provides a crisis action framework, detailing immediate priorities such as securing contractor relationships and establishing basic policies and procedures. It also covers essential areas like staff training, system improvements, and rigorous testing and validation of emergency systems. This guide is designed to help organisations audit their current systems, identify gaps, and implement the necessary changes to meet Awaab’s Law requirements by the deadline.

Contact PFH

Ready to make sure you’re prepared?

Awaab’s Law represents a huge change for social housing providers, but you don’t have to navigate it alone. Our procurement specialists understand these requirements inside out, and they’re here to help you get ready.

Get personal support

Talk to one of our procurement specialists about your specific situation. They’ll help you understand which frameworks and contractors you need, and how to set up systems that actually work for your organisation. Our consultancy services provide expert support for housing organisations without dedicated procurement teams or those managing complex procurements requiring specialist compliance assurance. We can either work collaboratively alongside your existing team to build internal capabilities, or manage the entire procurement process on your behalf, ensuring full regulatory compliance while achieving best value outcomes for your organisation. Book a consultation

Explore our frameworks

Browse our existing frameworks to see which contractors and specialists are already available to help you meet Awaab’s Law requirements. Browse frameworks We know this feels like a lot to take in. That’s normal. The important thing is to start preparing now, and we’re here to help every step of the way. Our team is available Monday to Friday, 9am to 5pm. If you need urgent support outside these hours, leave a message and we’ll get back to you first thing.

A final thought

Awaab’s Law isn’t just about compliance. It’s about making sure that everyone grows up in a home that’s safe, dry, and healthy. 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 tenants’ health and wellbeing first. This topic has been pulled together by Bradley Hughes, Category Manager for Materials at PfH. Bradley Hughes Bradley Hughes, MCIPS, is a seasoned procurement professional with over a decade’s experience in public-sector frameworks and supply chain strategy. Bradley is the Category Manager for Materials at PfH and has also been the Category Manager across Fire Safety and Compliance services. He holds the Chartered Institute of Purchasing & Supply accreditation, and has led procurement operations that deliver value, efficiency, and compliance at scale. Outside his tactical work, Bradley contributes thought leadership on sustainable procurement, industry best practices, and innovation in sourcing helping clients achieve better outcomes through smarter procurement.