Housing law is constantly changing and evolving, often sparked by significant events, but it’s rare we see changes as big as Awaab’s Law, which comes into force on 27th October 2026 as a result of the tragic death of a young child.
This new legislation is especially important for social housing landlords, as it has a heavy focus on your responsibility to ensure that your tenants are living in a healthy, mould-free environment.
As a landlord, you need to deeply understand the new legislation that you must follow as part of Awaab’s Law, including who the law applies to and the steps you need to take, which we’ll explain in this blog.
The story behind Awaab’s Law
Before getting into what Awaab’s law is, you first need to understand what happened to trigger this new legislation.
In December 2020, two year old Awaab Ishak died from a respiratory illness, which was determined to be caused by prolonged exposure to black mould in the housing association-owned apartment where he lived with his family.
His parents had complained to the landlord and housing association on multiple occasions about the conditions that they were living in, and the visible black mould in their home, but they were ignored.
This tragedy caused a UK-wide outcry and a national campaign was started by Awaab’s family, who were demanding real change from the UK government to ensure that further tragedy could be prevented in the future.
The campaign led by Awaab Ishak’s family led to Awaab’s Law being created and added to the Social Housing Act 2023.
What is Awaab’s Law?
The core focus of Awaab’s Law is a set of legally binding rules that social housing landlords have to follow when a tenant reports health hazards like mould and damp. Previously, the laws were vague and just said that issues had to be investigated within “a reasonable time”.
The key components of Awaab’s Law are:
14 day investigation deadline
Landlords now have to investigate any reported potential health hazards within 14 days. At this stage, you must conduct a visual check, in-person at the property, as well as additional tests like mould testing.
A written plan of action
Once you’ve completed an investigation, you have to provide your tenant with a written summary to include details about the hazard, steps to fix the hazard and a timeline for when work will be completed.
Repair the hazard
If a significant health risk is identified, like the discovery of black mould, work has to begin within 7 calendar days of investigation.
Completion of repairs
Whilst there’s not a hard and fast time for when non-emergency repair work has to be completed, it will need to be completed within a “reasonable period” with no unreasonable delays. Any delays must be supported by evidence that it is beyond the landlord’s control.
Emergency repairs
For any hazards that are an immediate risk to your tenants’ health, repair work has to start within 24 hours.
Alternative accommodation
If the home is found to be unsafe or if repairs are likely to be disruptive, you must provide your tenants with suitable alternative accommodation.
Who does Awaab’s Law apply to?
Currently, Awaab’s Law only applies to the following:
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Housing associations
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Council house providers
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Social housing landlords
Can I ignore Awaab’s Law if I’m a private landlord?
Whilst the strict timelines defined by Awaab’s Law are only a legality for those who provide social housing, the principles are already ingrained in other private rental legislation, including:
The Landlord and Tenant Act 1985
This requirement is that landlords must keep both the interior and exterior of your home in good condition.
The Fitness for Human Habitation Act 2018
This specific legislation is designed to ensure that the home will remain fit for humans to inhabit.
The Housing Health and Safety Rating System (HHSRS)
A risk-based system used by councils to evaluate 29 hazards, which includes damp and mould.
So, whilst Awaab’s Law currently doesn’t apply to private rented homes, it is likely that it will be incorporated in the future, so it’s best to prepare now.
Awaab’s Law Checklist for Landlords
Whether you rent to social housing tenants, now is a good time to review how you handle reports of hazards from tenants.
1. A clear reporting system
Ensure that all tenants have a simple way for them to report hazards, including damp and mould, whether that’s via phone or email.
2. Document everything
Get your filing system organised so that your records of any communications, inspection records and photos are easy for you and your staff to find.
3. Educate staff & contractors
All of your employees and contractors need to be aware of Awaab’s Law and the processes that they must follow.
4. Be proactive
Schedule regular inspections at properties that you rent, including testing for mould so that you can catch potential issues before they become serious health hazards.
Need help with Awaab’s Law?
At Untold Mould, we make it easy for you to test for mould and catch potentially hazardous mould and damp before it becomes a serious issue, which you can buy online. Alternatively, if you have any questions, feel free to get in touch.
