Hot Topic Highlight – Awaab’s Law
- Jen Lemen
- Nov 4
- 5 min read
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What is this blog about?
Awaab’s Law, otherwise known as the Hazards in Social Housing (Prescribed Regulations) (England) Regulations 2025, makes major changes in the residential social rented sector. The Regulations sit underneath the wider Social Housing (Regulation) Act 2023.
In summary, social landlords will have set timeframes to address emergency hazards and also damp & mould hazards that present a significant risk of harm to their tenants.
This is essential knowledge for all Residential and Building Surveying RICS APC and AssocRICS candidates, as well as qualified surveyors, involved in the management and repair of social rented property.
Why are the new Regulations referred to as Awaab’s Law?
In 2020, 2 year old Awaab Ishak died due to a respiratory condition caused by damp and mould in his family’s rented home. You can read more about the tragic event on the BBC website and judicial report.
Awaab’s Law is being brought in to avoid similar circumstances happening again.
When does Awaab’s Law take effect?
27 October 2025.
Who does Awaab’s Law apply to?
All social landlords, i.e., registered providers of social housing, including both private, local authority and housing association providers.
It does not apply to long leasehold, owner-occupied, low-cost home ownership, temporary (or occupied under a licence), support accommodation or shared ownership properties.
What is the aim of Awaab’s Law?
From October 2025, social landlords will have set timeframes to address emergency hazards and also damp & mould hazards that present a significant risk of harm to their tenants.
In 2026, the Regulations will be extended to cover a wider range of hazards, including excess temperatures, falls associated with baths, stairs & between levels, structural collapse, explosions, fire hazards, electrical hazards, domestic & personal hygiene and food safety.
In 2027, the Regulations will be extended again to cover all remaining hazards defined within the Housing Health & Safety Rating System (HHSRS), with the exception of overcrowding.
What do the Regulations mean in practice?
Under the Social Housing (Regulation) Act 2023, all social housing tenancy agreements now have an implied clause that landlords will comply with Awaab’s Law. This means that even if the tenancy agreement does not include an express term, a landlord must still comply with the new Regulations.
If a social landlord fails to comply with the new Regulations, a social housing tenant could take legal action for a breach of contract, or via other redress mechanisms (e.g., Housing Ombudsman Service).
Hazards that fall within Awaab’s Law must be part of the social landlord’s property, be in the landlord’s control to fix, not be caused by the tenant’s breach of contract, result from defects, disrepair or lack of maintenance and be a significant or emergency hazard.
A significant hazard poses a significant risk or harm, whilst an emergency hazard poses an imminent and significant risk of harm (thus requiring action within 24 hours).
Under the Regulations, social landlords must (UK Government, 2025):
‘Investigate any potential emergency hazards and, if the investigation confirms emergency hazards, undertake relevant safety work as soon as reasonably practicable, both within 24 hours of becoming aware of them
Investigate any potential significant hazards within 10 working days of becoming aware of them;
Produce a written summary of investigation findings and provide this to the named tenant within 3 working days of the conclusion of the investigation;
Undertake relevant safety work within 5 working days of the investigation concluding, if the investigation identifies a significant hazard;
Begin, or take steps to begin, any further required works within 5 working days of the investigation concluding, if the investigation identifies a significant or emergency hazard. If steps cannot be taken to begin work in 5 working days this must be done as soon as possible, and work must be physically started within 12 weeks;
Satisfactorily complete works within a reasonable time period;
Secure the provision of suitable alternative accommodation for the household, at the social landlord’s expense, if relevant safety work cannot be completed within specified timeframes;
Keep the named tenant updated throughout the process and provide information on how to keep safe’.
How can I find out more?
Head to the Government guidance page to find out more about the new Regulations and how to comply with them. As the Regulations are being expanded over the next two to three years, keep an eye on this page for future updates.
What do I need to consider when advising clients?
You need to be aware of the new Regulations if you are advising social housing landlord clients. The Regulations require a proactive, tenant-centric approach and constant consideration of the repair and health of social housing properties.
You could consider the following:
Auditing social housing stock for potential hazards
Create clear and effective reporting channels to enable rapid responses to hazards
Ensure that frontline staff are aware of and can identify hazards and know how to report them effectively
Maintain robust records of vulnerable tenants (e.g., health conditions) and hazards (both existing and where risks exist)
Integrate health and housing data
Assess the risk of potential hazards on a regular basis
Resource planning to ensure that the budget and resource is available to respond to hazards
Contractor capacity in terms of availability and timeframes for completion of works
Top-level accountability and leadership in terms of compliance with the Regulations
Tenant engagement to identify hazards early on and promote healthy living conditions
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N.b. Nothing in this article constitutes legal, professional or financial advice.
