Awaab's law: what you need to know

From Monday 27th October 2025, a new law came into force called Awaab’s Law. This law has a phased approach, with more significant risk of harm hazards being rolled out in 2026/27.

Awaab’s Law was introduced after the tragic death of two-year-old Awaab Ishak, who died from a severe respiratory condition caused by prolonged exposure to mould in his home. His story led to new national rules to make sure this never happens again.

This means that social landlords like us must act quickly when we are made aware of issues like damp and mould, or other emergency hazards.

Every case will be triaged to assess the impact on:

• People within the household
• The severity of the issue
• Timescales for action

This means that circumstances may be different for each case. We will not apply a one-size-fits-all approach. Some cases may be more serious and will need to be dealt with quickly, triggering certain mandatory actions under Awaab’s Law.

Emergency hazards: These are issues that pose an immediate and serious risk to health or safety. For example, prevalent damp and/or mould that is having a material impact on a tenant’s health, or a serious water leak.

• We will investigate and make the home safe within 24 hours of becoming aware of the problem
• If the home cannot be made safe within that time, we will offer suitable alternative accommodation at our expense

Our emergency information web page tells you more about emergency repairs.

Significant hazards: These are problems that could harm health or safety but are not immediately life-threatening. 

• We will investigate the issue within 10 working days of being made aware of it
• We will carry out essential safety works within five working days after the investigation concludes
• If extra remedial work is needed, it will begin as soon as possible, and no later than 12 weeks after the investigation ends
• If the home cannot be made safe within these timescales, we will offer suitable temporary accommodation at our expense

We will send a written summary of our findings within three working days of the investigation finishing. If all of the required works (both to make your home safe and prevent the problem recurring) are completed to address the emergency or significant hazard before the end of the three working day period, a written summary won’t be required, but we will let you know that the work is complete.

Every situation is different. Our response will be tailored based on the specific type and seriousness of the issue, as well as the needs of your household. All work will be completed within a reasonable timeframe.

We will keep you informed throughout and give you relevant safety guidance.