The introduction of Awaab’s Law marks a significant turning point in UK housing legislation, compelling prompt action on damp and mould issues and redefining the obligations of landlords. This comprehensive guide offers a clear overview of Awaab’s Law, its origins, the crucial investigation and repair timelines, landlord duties for hazard prevention, tenant rights and avenues for recourse, and how Spalls Clean’s expert damp and mould remediation services can ensure your compliance. You’ll discover:
- What Awaab’s Law is and its background
- Key deadlines and penalties under the Social Housing (Regulation) Act 2023
- Practical steps for spotting, investigating, and preventing damp and mould
- How tenants can report issues and what options they have
- Spalls Clean’s tailored services for swift remediation and ongoing property care
What is Awaab’s Law and Why Was It Introduced?
Awaab’s Law is UK legislation that requires social landlords to investigate and fix damp and mould hazards within strict timeframes to safeguard tenants’ health. It forms part of the Social Housing (Regulation) Act 2023 and came into effect on 20 July 2023. By prioritising person-centred risk assessments, it ensures landlords act swiftly when properties present a “significant risk of harm”. Understanding these provisions is fundamental to all subsequent compliance efforts.
Awaab’s Law: Ensuring Safe and Healthy Homes for Social Housing Tenants
Awaab’s Law, introduced as part of the Social Housing Regulation Act 2023, mandates that social landlords address damp and mould hazards within specific timeframes to protect tenants’ health. The law is named in memory of Awaab Ishak, whose death highlighted deficiencies in social housing maintenance and safety standards.
What Does Awaab’s Law Mean for UK Landlords?
Awaab’s Law requires social housing landlords, including housing associations and local authorities, to treat damp and mould as immediate hazards. Landlords must implement proactive inspection schedules, monitor repair progress, maintain meticulous records, and provide alternative accommodation if a property is deemed unsafe. This new framework places accountability squarely on landlords, prioritising tenant safety above all else.
How Did the Tragic Case of Awaab Ishak Lead to This Legislation?
In December 2020, two-year-old Awaab Ishak tragically passed away following prolonged exposure to severe mould in his family’s rented home. The coroner’s report identified the failure to investigate and remediate damp and mould hazards as critical contributing factors. Widespread public concern and subsequent parliamentary review led to the Social Housing services (Regulation) Act 2023, embedding Awaab’s Law to enforce prompt landlord action and prevent similar tragedies.
Social Housing (Regulation) Act 2023 – Wikipedia
The Social Housing (Regulation) Act 2023, which received royal assent on 20 July 2023, introduced new measures to improve the standards, safety, and operation of social housing. The Act aims to enable a new, proactive approach to regulating social housing landlords, ensuring that standards are met on matters such as safety, transparency, and tenant engagement.
What is the Social Housing (Regulation) Act 2023 and its Role in Awaab’s Law?
The Social Housing (Regulation) Act 2023 establishes a more robust regulatory framework for social landlords, with Awaab’s Law serving as a key component focused specifically on damp and mould. It sets out hazard investigation deadlines, mandates the provision of written summaries to tenants, prescribes repair timelines, and empowers the Regulator of Social Housing and the Housing Ombudsman Service to enforce compliance.
What Are the Key Provisions and Repair Timescales Under Awaab’s Law?
Under Awaab’s Law, social landlords must adhere to precise deadlines for addressing mould and damp hazards. These provisions apply whenever a tenant reports a “significant risk of harm”, a concept that considers individual health vulnerabilities rather than relying solely on HHSRS Category 1 scores.
| Action | Deadline | Purpose |
|---|---|---|
| Investigation of reported hazard | Within 10 working days | Identify the cause and assess risk |
| Written summary to the tenant | Within 3 working days after the investigation | Communicate findings and proposed remediation plan |
| Commencement of repair work | Within 7 calendar days for significant risks | Address urgent hazards without undue delay |
| Emergency response | Within 24 hours for life-threatening issues | Protect tenant safety immediately |
| Supplementary prevention work | Within 12 weeks | Eliminate root causes and prevent recurrence |
What Are the Investigation Deadlines for Damp and Mould Hazards?
Landlords are required to investigate any report of damp or mould that poses a significant risk of harm within 10 working days. This process includes a property inspection, a thorough risk assessment, the collection of photographic evidence, and direct engagement with tenants to understand any potential health impacts. Prompt investigation ensures that hazards are neither overlooked nor underestimated.
How Quickly Must Repairs Be Completed Under Awaab’s Law?
For hazards identified as a significant risk, repair work must begin within seven calendar days of the written summary being issued. Emergency repairs, such as addressing electrical complications arising from damp, must be actioned within 24 hours. Swift remedial action is crucial to prevent the escalation of health risks and further property deterioration.
When Must Landlords Provide Written Summaries and Alternative Accommodation?
Following the completion of an inspection, landlords must provide tenants with a clear written report within three working days. This document should detail the findings, the planned remedial actions, and the anticipated timelines. If a property is deemed unsafe, landlords have a duty to offer suitable temporary accommodation until the necessary repairs make the home habitable once more.
What Are the Penalties for Missing These Deadlines?
Failure to meet investigation or repair deadlines can result in enforcement notices from the Regulator of Social Housing, financial penalties of up to £5,000 per breach, and referrals to the Housing Ombudsman Service for tenant complaints. Persistent non-compliance may even lead to criminal prosecution of the individuals responsible.
Awaab’s Law to force landlords to fix dangerous homes – GOV.UK
From October 2025, social landlords will be forced to investigate and fix dangerous damp and mould in set time periods, as well as repair all emergency hazards within 24 hours. Landlords who fail to comply face being taken to court, with social tenants able to use the full powers of the law to hold them to account.
What Are Landlord Responsibilities for Damp and Mould Under Awaab’s Law?
Under Awaab’s Law, landlords have three primary responsibilities: hazard identification, remediation, and prevention. Each of these requires well-defined processes and diligent record-keeping.
How Must Landlords Identify and Assess Damp and Mould Hazards?
Landlords should implement a system of routine inspections, scheduled based on a risk-based approach. A hazard identification checklist might include: a system of services
- Visible mould growth on walls or ceilings
- Condensation on windows and frames
- Signs of leaks around plumbing fixtures
- Tenant reports of respiratory health issues
Completed checklists and photographic evidence must be meticulously logged in compliance records, directly supporting the person-centred assessment of harm mandated by Awaab’s Law.
What Preventive Measures Can Landlords Implement to Comply?
To minimise the recurrence of damp and mould, landlords should adopt proactive maintenance strategies, such as: services
- Scheduling annual servicing for ventilation systems
- Installing or upgrading mechanical extractor fans in kitchens and bathrooms
- Conducting inspections of roofs, gutters, and pipework every six months
- Providing tenants with guidance on effective heating and airflow management
Implementing these measures helps demonstrate that landlords have taken “reasonable steps” to prevent hazards and provides a solid defence in the event of disputes.
How Should Landlords Keep Records and Report Compliance?
Comprehensive record-keeping is absolutely vital. Every hazard report, inspection outcome, written summary, repair order, and tenant communication must be timestamped and retained for audit purposes. A digital compliance log with searchable entries enables landlords to readily prove adherence to Awaab’s Law deadlines and supports internal quality control reviews.
How Does Awaab’s Law Protect Tenants and What Are Their Rights?
Awaab’s Law significantly enhances tenant protections by ensuring greater transparency, facilitating the swift resolution of hazards, and providing access to effective dispute resolution mechanisms.
How Can Tenants Report Damp and Mould Issues Under Awaab’s Law?
Tenants should notify their landlord in writing, typically via email or by using the landlord’s designated maintenance reporting form. They should clearly detail the location, severity, and any associated health symptoms experienced. If a written reporting process is not in place, tenants can escalate the issue through the Housing Ombudsman Service.
What Role Does the Housing Ombudsman Service Play in Enforcement?
The Housing Ombudsman Service investigates complaints that remain unresolved when landlords fail to act or miss statutory deadlines. Following a review of all case evidence, the Ombudsman can recommend remedies, which may include compensation, mandated repairs, or changes to the landlord’s policies and procedures.
Awaab’s Law – Housing Ombudsman
Awaab’s Law, effective from October 2025, requires social landlords to fix reported damp, mould, and emergency repairs within strict timeframes. The Housing Ombudsman Service has published reports on complaints about hazardous living conditions to help landlords prepare for the legislation.
What Legal Recourse Do Tenants Have If Landlords Fail to Comply?
Tenants have several avenues for seeking redress if landlords do not comply with their obligations:
- Initiating civil action in the First-Tier Tribunal (Property Chamber) for disrepair
- Applying for injunctive relief to compel the landlord to take specific action
- Making claims for compensation related to health impacts and distress
- Reporting breaches to the Regulator of Social Housing for formal enforcement action
How Does Spalls Clean Support Landlords with Awaab’s Law Compliance?
Spalls Clean provides specialised remediation and maintenance contracts meticulously designed to assist landlords in meeting every requirement of Awaab’s Law.
What Professional Damp and Mould Remediation Services Does Spalls Clean Offer?
Spalls Clean specialises in safe and effective damp and mould treatment, offering a comprehensive range of services, including:
- Surface sanitisation using biocides approved for residential environments
- Root-cause analysis to pinpoint issues like leaks, condensation, or rising damp
- Structural drying utilising industrial dehumidifiers and heat lamps
- Preventative sealing of cracks, wall ties, and window frames
Explore our full range of specialist solutions on our Services page.
How Can Emergency Cleaning and Rapid Response Help Meet Repair Deadlines?
Operating 24/7 across London and the South East, Spalls Clean’s rapid response teams are equipped to mobilise within hours of notification. We can swiftly address emergency mould outbreaks and water damage, ensuring compliance with Awaab’s Law’s stringent 24-hour and seven-day repair windows.
What Preventive Property Care Contracts Does Spalls Clean Provide?
Our long-term maintenance agreements encompass scheduled inspections, ventilation servicing, and seasonal property checks specifically designed to prevent damp and mould issues. These contracts serve as evidence of landlords’ commitment to taking “reasonable steps” and facilitate seamless audit trails for compliance reporting.
Discover more about our family-run expertise on the About page.
What Are the Broader Implications of Awaab’s Law for Social Housing and Beyond?
While Awaab’s Law initially targets social landlords and damp and mould issues, its influence is expected to extend across the wider housing sector and regulatory landscape.
Will Awaab’s Law Extend to Private Landlords and the Private Rented Sector?
Discussions are currently underway regarding the potential extension of Awaab’s Law requirements to private rented properties. By proactively adopting best-practice protocols, landlords can position themselves to adapt swiftly should legislative changes occur.
How Does Awaab’s Law Fit Within the Housing Health and Safety Rating System (HHSRS)?
Awaab’s Law complements the existing HHSRS framework by introducing person-centred risk assessments alongside Category 1 hazard thresholds. This ensures that tenant vulnerabilities are fully considered and addressed in hazard evaluations.
What Are the Phased Implementation Timelines for Other Housing Hazards?
Following the initial focus on damp and mould from October 2025, Awaab’s Law is set to incorporate additional HHSRS hazards in the following phases:
- 2026: Electrical faults, fire safety, excess cold
- 2027: Falls risk, sanitation, structural hazards
What Are Common Questions About Awaab’s Law Compliance?
Below is a concise summary of the critical landlord obligations under Awaab’s Law:
| Requirement | Deadline | Notes |
|---|---|---|
| Investigate risk of harm | 10 working days | Submit the inspection report promptly |
| Provide a written summary | 3 working days after inspection | Detailed findings and remedy proposals |
| Commence significant hazard repairs | 7 calendar days | Emergency hazards: within 24 hours |
| Complete supplementary prevention work | 12 weeks | Demonstrate root-cause resolution |
Landlords can request a personalised compliance quote via our Request a Quote form or contact us directly at info@spallsgroup.co.uk / 01245 958771 for urgent consultations.
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Ensuring prompt, documented action on damp and mould not only meets the stringent requirements of Awaab’s Law but also safeguards tenant health, preserves property value, and enhances landlord reputation. By integrating robust inspection routines, partnering with specialist remediation experts like Spalls Clean, and maintaining transparent records, landlords can confidently achieve compliance with the Social Housing (Regulation) Act 2023 and protect residents from preventable harm.
