Social housing issue? Find out what the new law means.
Awaab’s Law – a new Law for Social Housing
Everyone deserves a home that is safe, secure and well maintained. A new social housing law, known as Awaab’s Law, came into effect on 27 October 2025, and means landlords must investigate and fix emergency and significant hazards within strict timeframes when an issue has been reported.
This new law is named after two-year-old Awaab Ishak, who tragically died after prolonged exposure to mould in his home.
What issues are covered under Awaab’s Law:
- Emergency hazards – issues that pose an immediate and significant risk of harm to your health (e.g. dangerous electrical faults, damaged external doors or windows, and major leaks). These must be investigated and made safe within 24 hours of the landlord being made aware.
- Dangerous damp and mould
What to expect from your landlord
If you have an issue with your home, particularly if you think it may pose a risk to your health and safety, report it to your landlord immediately. There are a number of ways to report it – for example directly from your landlord’s website, by email, over the phone or in person.
Landlords will consider the issue and determine if it is covered by Awaab’s Law and if so, they must respond to your issue within the new timeframes.
A landlord must also take tenant’s circumstances into account when assessing the risk of an issue. You should make sure you say how the problem is impacting your household when reporting an issue.
Unhappy with the landlord’s response?
If you’ve reported an issue and it hasn’t been sorted or you’re not happy, you can complain to your landlord through your landlord’s complaints process. If you’re not happy with your landlord’s final response to your complaint, you can escalate it to the Housing Ombudsman. They are free to use, impartial and will investigate fairly. Read more on the complaints process.
Read more about how to make an effective complaint to the Housing Ombudsman.
Frequently asked questions
Is my hazard a significant or emergency hazard?
As soon as your landlord is made aware of an issue, they should decide whether it is a significant or emergency hazard. In order to determine this, your landlord must consider:
- The type of problem (for example, mould, broken heating, unsafe stairs);
- The people you live with: this includes children who stay in your home, even if they are not there every night;
- Your personal situation and those of people you live with, like your age, health, and those of other people living in your home;
- What they know about your home, such as any existing problems or recent work;
- How likely it is that the problem could cause harm, and how serious that harm could be.
What issues count as an ‘emergency hazard’?
Examples of hazards that could be emergency hazards requiring emergency action include:
- gas or carbon monoxide leaks
- broken boilers
- no water supply
- dangerous electrical problems (like exposed wires)
- major leaks
- broken external doors or windows that make your home unsafe
- very serious damp and mould
- major structural problems
Are there any tips or advice for reporting an emergency hazard or dangerous damp and mould?
- Always provide landlords with any relevant information on your individual circumstances and the people living in your home. This could include information on any health conditions, as this will be considered when assessing the problem.
- Investigations can take place remotely (using photo or videos) or in-person. You can request an in-person investigation if you prefer.
- It is recommended you keep records of all communication about the problem, like letters and notes.
- Provide your landlord with the best way to contact you, and any support or communication needs like translation, large print, or extra help understanding information.
What if I am worried about complaining or being kicked out?
You may be worried that raising a complaint about your landlord may result in losing your social housing. Your landlord cannot treat you unfairly for making a complaint. Landlords must follow the Government’s standards and are not able to evict tenants for complaining about issues. Be reassured, complaining will help to make things right.
Should I withhold rent while my home is in disrepair?
You should never withhold rent during a dispute or disrepair case with your landlord, as paying rent is part of your tenancy agreement.
What if my landlord says damp and mould has been caused by ‘lifestyle choices’?
It is unacceptable for landlords to assume that damp and mould has been caused by the tenant’s ‘lifestyle’.
Everyday tasks, such as cooking, bathing, washing and drying laundry, unavoidably lead to condensation. If damp or mould are causing a potential hazard, it should be considered through Awaab’s Law.
How will Awaab’s Law be enforced?
Awaab’s Law requirements will form part of social housing tenancy agreements, so tenants can hold landlords to account through the courts or Housing Ombudsman if they fail to provide a decent home. Landlords who fail to comply face being taken to court by the tenant. This creates a clear legal framework for enforcement and gives tenants real power to demand action.
Why is Awaab’s Law being phased in rather than applying to all hazards immediately?
The phased approach ensures Awaab’s Law is applied as effectively as possible, allowing protections for damp and mould to be introduced quickly. This also enables the government to test and learn so reforms work well in the long term. The law currently covers damp and mould plus emergency hazards. In 2026, government will extend the regulations to a wider range of hazards, such as excess cold and heat, falls (e.g. in baths or between levels), structural collapse, fire and electrical hazards, and hygiene hazards. In 2027, government will extend the regulations again so that all Housing Health and Safety Rating System hazards will be covered (excluding overcrowding).
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