Two-year-old Awaab Ishak lived in a flat plagued by mould, a common occurrence for inhabitants of social housing and private renters alike across the nation. Tragically, Awaab passed away due to prolonged exposure of this black mould- his family had been told to “paint over” it by Rochdale Boroughwide Housing, despite repeated complaints from the Ishak family that the flat was not safe to inhabit. The failure to protect Awaab from these living conditions sparked a national debate regarding accountability, standards and the basic right to safe housing. Awaab’s Law is the result of this conversation, a piece of legislation that is now reshaping the responsibilities of social landlords.

A new standard for Safe Housing

Awaab’s Law, introduced under the Social Housing (Regulation) Act, came into force on the 27 of October 2025. Its purpose is to make sure that tenants are not left in unsafe living conditions due to neglect or delays in necessary repairs. The law necessitates landlords adhere to legally binding timeframes, such as loss of heating, electrical faults, or security issues like broken doors – must be investigated and made safe within 24 hours. Significant hazards such as damp and mould must be inspected within ten working days, followed by a written report within three days, and remedial work must begin within five days of confirmation.

Barry Stevens, Technical Director at Hollis, summed up the challenge recently:

“Awaab’s Law signals a long-overdue shift toward resident-first safety in social housing. The new response deadlines aren’t just rules; they’re a minimum standard of dignity and respect that every tenant deserves. We must now focus on delivery. That means better coordination, clearer responsibilities and more skilled professionals on the ground to investigate and fix hazards fast. Anything less risks letting residents down all over again, which can’t happen.”

The law’s scope- and what’s missing

This is only the first phase, with the law set to expand over the next two years. It will expand to cover additional hazards, including fire safety, electrical risks and structural integrity. The phased approach indicates a clear message to landlords that safe housing is no longer optional, and simply responding to faults is not enough- there must be a system for prevention, so problems don’t arise in the first place.

However, as Barry Stevens notes, the law currently applies only to social landlords. There is a pressing need for future legislation to cover private landlords as well, as many tenants in privately rented schemes face similar risks. Extending the law’s reach would ensure all tenants, regardless of landlord type, are protected.

Changing landlord engagement

The move to a reactive model will be a relief to tenants who have struggled to maintain their quality of life due to a lack of engagement from landlords. The ability to meet the new requirements means landlords must rethink processes, invest in technology, and adopt a tenant-first mindset. Digital compliance systems will become essential for creating and maintaining audit trails and demonstrating accountability. The law is designed to stop landlords procrastinating and to make them act within reasonable timescales.

Delivering at scale

Simply understanding the legislation is not enough, there must be determined action to maintain compliance. This means recruiting and retaining skilled surveyors and maintenance teams, building capacity to meet deadlines and ensuring clear communication with tenants. It also necessitates an adoption of digital technology to ensure accurate reporting and record keeping.

A moral imperative

Awaab’s Law is more than a legal requirement; it is a moral imperative. Safe housing is a basic human right, not a privilege. The law is named as such to remind us that standards matter due to the lives that they protect. As it expands to cover more hazards, the sector must commit to accountability and continuous improvement. By providing technical expertise, compliance audits and strategic guidance, we’re helping landlords navigate this new landscape and deliver on the promise of safer homes.