Named after Awaab Ishak, the two-year-old who died in 2020 following prolonged exposure to severe mould in a social housing property, Awaab's Law was introduced by the Social Housing (Regulation) Act 2023 (inserting section 10A into the Landlord and Tenant Act 1985) and has applied to social landlords since 27 October 2025. The Renters' Rights Act 2025 provides for a Phase 3 extension to the private rented sector, but the consultation is pending and no commencement date has been set.
In the social sector, the law sets mandatory response timescales for emergency hazards and significant damp and mould hazards. Separately, under SI 2026/571 (in force from 23 June 2026), the HHSRS framework has been revised to cover 21 hazard categories, rated as High (H), Medium (M), or Low (L). For private landlords today, unaddressed hazards remain enforceable through HHSRS improvement notices, disrepair claims, and, in HMO cases, licence consequences.
What Awaab's Law requires
The law imposes a staged obligation when a tenant reports a potential hazard. The timescales below are those in force for social landlords since 27 October 2025; the PRS version will be set by secondary legislation after consultation and may differ.
- Investigate: Significant hazards must be investigated within 10 working days of the landlord becoming aware of them (social sector timescale)
- Report findings: A written summary of the investigation findings must be given to the tenant within 3 working days of the investigation concluding
- Make safe: The property must be made safe within 5 working days of the investigation concluding, with any supplementary works started within 12 weeks
- Emergency hazards: Those presenting an imminent and significant risk must be investigated and made safe within 24 hours
- The obligation to respond applies whether or not the landlord believes the report is serious or well-founded, the clock starts once the landlord becomes aware of a potential hazard
What hazards does Awaab's Law cover?
In the social sector, Awaab's Law currently covers emergency hazards and significant damp and mould hazards, with further hazard categories being phased in. The scope of any PRS version will be set by the pending consultation and secondary legislation. Hazards are assessed against the revised HHSRS framework (SI 2026/571, in force 23 June 2026), which rates hazards as High (H), Medium (M), or Low (L). The most commonly reported hazards in the private rented sector are:
- Damp and mould, the original trigger, now the highest-enforcement-risk hazard in the PRS
- Excess cold, inadequate heating or insulation presenting a risk to health
- Structural collapse risk, defective structural elements including stairs, ceilings and walls
- Electrical hazards, defective wiring, overloaded circuits, unsafe appliances provided by the landlord
- Carbon monoxide and combustion products, defective boilers, gas appliances, or blocked flues
- Falls, unsafe floors, stairs, balconies, or window guards
Enforcement consequences
Local authorities have multiple enforcement tools under Awaab's Law and the broader HHSRS framework. The Renters' Rights Act 2025 also strengthens direct enforcement powers.
- Civil penalty notices: Local authorities can issue fixed penalties without a court hearing
- Improvement notices: A formal notice requiring specific works within a set timeframe, failure to comply is an offence
- Emergency remedial action: The authority carries out the repair itself and recovers the cost from the landlord
- Prohibition orders: Prevents occupation of the property until hazards are remedied
- HMO licence consequences: A failure under Awaab's Law is a factor in HMO licence refusals and revocations
- Disrepair claims: Tenants can sue for damages in the County Court if the landlord fails to repair within a reasonable time
What landlords should do now
Landlords should prepare for Awaab's Law before the commencement date is announced. Establishing good practice now reduces risk under existing obligations and ensures readiness when the PRS extension takes effect.
- Create a hazard reporting log: Document every repair request with a date received, description, your response, inspection date, and completion date
- Respond in writing to every damp or mould report: Acknowledge receipt and confirm when you will inspect, do not rely on phone calls
- Inspect promptly: Even if you believe the cause is tenant behaviour, inspect and record your findings before responding
- Fix the cause, not the symptom: Painting over mould without addressing the moisture source will not satisfy the law
- Annual proactive inspections: Inspect for damp, mould and ventilation problems before tenants report them
Awaab's Law and your tenancy agreement
When Awaab's Law extends to the private rented sector, Periodic Assured Tenancy Agreements will need to be consistent with Awaab's Law obligations. Clauses that seek to transfer the landlord's repair duty to the tenant, or that limit the landlord's response timeframe, may be challengeable or unenforceable.
LetSafe UK's Periodic Assured Tenancy Agreement (LS-E-001) includes repair obligations consistent with the expected post-commencement regime, including Awaab's Law. Landlords using pre-2026 AST templates should review whether their repair clauses are compatible with the new statutory timeframes.
SI 2026/571, HHSRS framework reform from 23 June 2026
Note: Under SI 2026/571 (in force from 23 June 2026), the HHSRS framework has been revised. Hazards are now rated High (H), Medium (M), or Low (L) across 21 categories. Legacy Category 1/2 references apply only to inspections commenced before 23 June 2026.
Regulatory notice
HHSRS assessments conducted by LetSafe UK on or after 23 June 2026 are carried out under the revised framework introduced by SI 2026/571. Hazard banding: H (High) | M (Medium) | L (Low). England only.
Frequently asked questions
Does Awaab's Law currently apply to private landlords in England?+
Not yet. Awaab's Law currently applies only to social housing landlords (in force 27 October 2025). The Renters' Rights Act 2025 is expected to extend it to the private rented sector in a later phase, but the implementation date has not been confirmed, it is subject to secondary legislation. Private landlords should prepare now.
What is the response timeframe under Awaab's Law?+
Under the social sector rules in force since 27 October 2025: significant hazards must be investigated within 10 working days, a written summary of findings provided within 3 working days of the investigation concluding, the property made safe within 5 working days of the investigation concluding, and any supplementary works started within 12 weeks. Emergency hazards must be investigated and made safe within 24 hours. The timescales for the private rented sector have not been set, they will follow the pending consultation and secondary legislation.
What counts as a 'report' that triggers the Awaab's Law clock?+
Any written or verifiable communication from the tenant reporting a potential hazard starts the clock. This includes emails, text messages, and letters. Landlords should respond in writing to every report to create a documented record.
Can a landlord argue that damp is the tenant's fault?+
Landlords can investigate and document evidence that damp is caused by tenant behaviour (inadequate ventilation, lifestyle condensation). However, the Awaab's Law obligation to respond and investigate still applies. Landlords cannot simply ignore a report by attributing fault, they must inspect, document findings, and respond in writing.
How does Awaab's Law interact with the existing Section 11 repair duty?+
Awaab's Law supplements, not replaces, the existing Section 11 repair duty under the Landlord and Tenant Act 1985. Both obligations apply concurrently. Awaab's Law adds mandatory response timeframes to what was previously a repair obligation enforceable only retrospectively through the courts.
This page is drafted against the legislation below. Always check the current text of the law before acting.
- Renters' Rights Act 2025 (legislation.gov.uk)
- Landlord and Tenant Act 1985 (legislation.gov.uk)
- HHSRS Regulations 2026 (SI 2026/571) (legislation.gov.uk)
- Awaab's Law guidance (GOV.UK)
- HMO licensing (GOV.UK)
LetSafe UK provides landlord notice templates, compliance documents, and legal guides for England and Wales.
