How Phase 1 of Awaab’s Law Will Reshape Social Housing Repairs

The Origins & Purpose

Awaab’s Law was introduced after the tragic death of Awaab Ishak, a two-year-old who died from prolonged exposure to black mould in a social housing flat in Rochdale. His death prompted urgent national scrutiny of housing standards.

In July 2023, the UK Government passed the Social Housing (Regulation) Act 2023, including a specific amendment known as “Awaab’s Law,” to enforce faster responses to dangerous housing conditions.

Phase 1 Compliance Timeline

Draft guidance released by the Department for Levelling Up outlines the following obligations for social landlords:

• Investigate within 10 working days of receiving a report of damp, mould, or any Category 1 hazard

• Provide a written update to the resident within 3 working days of the investigation

• Complete emergency repairs within 24 hours

• Resolve other hazards or take steps within 5 working days

More details can be found in the official government guidance.

If these timeframes are missed, landlords risk breaching tenancy agreements and could face enforcement. The guidance also stresses that hazards do not need to be formally rated under the Housing Health and Safety Rating System (HHSRS) to fall within scope.

What This Means for Providers

According to analysis by Clyde & Co, failure to comply could amount to a breach of the tenancy under Section 10A of the Landlord and Tenant Act.

The Chartered Institute of Housing confirms that the first official regulations supporting the law were laid in June 2025.

How to Prepare

To prepare for Awaab’s Law and reduce health risks across your housing stock, landlords should take immediate operational steps. Start by mapping all known damp and mould cases across your portfolio to understand risk hotspots. From there, create a clear response framework using pre-approved templates, standard timeframes, and tracking systems to meet new legal time limits for investigations and repairs.

Ensure your field teams are trained and equipped to deliver fast, compliant responses — this includes awareness of reporting procedures and health risks, as confirmed by the Housing Ombudsman. Where full works can't be completed immediately, interim measures should be deployed to make homes safe, in line with government guidance. Finally, clear and early communication with tenants is essential — this not only meets expectations under Awaab’s Law but helps rebuild trust after years of underreporting and poor resolution.

Conclusion

Awaab’s Law is about more than deadlines. It demands a new standard of care, response, and resident safety. For housing providers, proactive investment now is the only path forward.