Awaab's Law in England, explained
Awaab's Law makes social landlords in England investigate and fix serious hazards, starting with damp and mould, within fixed deadlines. It has applied to councils and housing associations since 27 October 2025. It doesn't yet apply to private landlords; the government is consulting on that until 18 December 2026.
Labels on this page: In force is law now. Proposed or Not yet in force is not law yet. This is general information, not legal advice.
Where it comes from
The law is named after Awaab Ishak, a two-year-old who died in 2020 from a severe respiratory condition caused by long-term exposure to mould at home. The government guidance says the primary legislation came in through the Social Housing (Regulation) Act 2023. The detail is in the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, SI 2025 No. 1042, which are read into social tenancies through the Landlord and Tenant Act 1985.
The phases at a glance
| Phase | Who | What it covers | Status |
|---|---|---|---|
| Phase 1 | Social landlords | Damp and mould hazards that present a significant risk of harm, and all emergency hazards | In force since 27 October 2025 |
| Phase 2 | Social landlords | Adds excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards, and domestic hygiene and food safety | Not yet in force Approved by Parliament; starts 30 November 2026 |
| Phase 3 | Social landlords | All remaining hazards in the Housing Health and Safety Rating System, except crowding and space | Planned for 2027; no regulations yet |
| Private renting | Private landlords | Proposed: the same hazards, probably phased, starting with damp and mould and emergencies | Proposed Consultation closes 18 December 2026; no start date |
The deadlines for social landlords
In force These come from the government's guidance on timeframes for repairs. The clock starts when the landlord becomes aware of a possible hazard, for example when a tenant reports it.
- Emergency hazards: investigate and make the home safe within 24 hours.
- Significant hazards: investigate within 10 working days.
- Written summary: give the tenant the findings in writing within 3 working days of the investigation finishing.
- Make it safe: carry out safety work within 5 working days of the investigation finishing.
- Stop it recurring: start further work, or take steps to start it, within 5 working days. Where that's not possible, the work must physically start within 12 weeks. It then has to be finished within a reasonable time.
If the safety work can't be done in time, the landlord must arrange suitable alternative accommodation at its own expense until it is. The guidance also tells landlords to keep records of investigations, contact with tenants and attempts to get access, and says it is unacceptable to assume a hazard is caused by the tenant's lifestyle. A working day excludes weekends, Christmas Day, Good Friday and bank holidays (regulation 2). The government's guidance for social tenants explains the same rules from the tenant's side.
Phase 2, from 30 November 2026
Not yet in force The amending regulations were approved by both Houses of Parliament in October 2026. From 30 November 2026, according to the phase 2 guidance, the same deadlines will apply to more hazards where they present a significant risk of harm: excess cold and heat, falls, structural collapse, fire and explosions, electrical hazards, and domestic hygiene and food safety. Damp and mould stays in, and the timescales don't change.
Private landlords: what the consultation proposes
Proposed The consultation on extending Awaab's Law to private rented tenancies was published on 9 October 2026 and closes at 11:59pm on 18 December 2026. The power to do this comes from section 60 of the Renters' Rights Act 2025. Nothing has been decided. What's on the table:
- Timescales. The social housing deadlines (24 hours, 10, 5 and 3 working days) as the starting point, with shorter and longer alternatives put forward for comment.
- Hazards. In time, all the hazards in the rating system except crowding and space, probably phased in, with damp and mould and emergency hazards first.
- Enforcement. The duties would become a term of the tenancy, so a tenant could take a landlord to court. Complaints could also go to the new private rented sector landlord ombudsman, which landlords are expected to have to join in 2028. Councils would keep their existing powers under the rating system.
- Timing. No date is set. The consultation calls 2027 the earliest feasible date and asks whether it should be 2027, 2028 or 2029.
It also asks about some licence arrangements, such as supported housing and temporary accommodation.
What private landlords should do now
The existing duties already cover damp: repair, fitness for human habitation, and the council's powers under the Housing Health and Safety Rating System. In practice, the sensible approach is to behave as if the proposed deadlines already applied: respond fast, get a competent person in, put findings in writing, and keep records. Our landlords' page sets out the current law and a record-keeping checklist.
Other changes for private renting
- In force Section 21 evictions were abolished and assured shorthold tenancies became periodic on 1 May 2026, under the Renters' Rights Act (implementation roadmap).
- Not yet in force A reformed Decent Homes Standard, including a requirement for homes to be free from damp and mould, will apply to private and social rented homes from 2035, according to the government response.
Facts, dates and prices on this page were last checked on 29 October 2026.
Common questions
Who was Awaab Ishak?
A two-year-old boy who died in 2020 from a severe respiratory condition caused by long-term exposure to mould in his home. The government's guidance for social landlords opens with his story.
Does Awaab's Law apply to my private rented home?
Not yet. It currently applies to social housing only. The government is consulting on extending it to private renting until 18 December 2026, with no start date fixed. Private tenants can still use the existing routes in our tenants' guide.
What's a working day?
The regulations define a working day as any day except a Saturday or Sunday, Christmas Day, Good Friday or a bank holiday. The 24-hour deadline for emergencies is not counted in working days.
What if my social landlord misses a deadline?
Complain to the landlord first, using its complaints process. If that doesn't resolve it, you can go to the Housing Ombudsman. Because the requirements are part of the tenancy, tenants may also be able to take legal action; Shelter's guide for social tenants explains the options.
Does Awaab's Law apply in Scotland or Wales?
This guide covers England only. Scotland and Wales have their own rules.
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