From today, social landlords in England are legally required to fix dangerous conditions in homes under new rules known as Awaab’s Law. The law has been introduced to address longstanding concerns about substandard housing in the social rented sector, following the widely publicised death of two-year-old Awaab Ishak in 2020.
Named in his memory, this legislation aims to prevent further tragedies by holding landlords accountable for unsafe living conditions. Around four million homes are covered under this law, marking a significant shift in legal responsibilities for councils and housing associations across the country.
Mandatory Response Deadlines for Emergency Hazards and Mould
The new rules require social landlords to address emergency health and safety hazards, such as exposed wiring or severe leaks, within 24 hours of being reported. Where damp and mould are involved, landlords must inspect the issue within 10 working days, make the home safe within five working days, and inform tenants of their findings in writing within three working days.
According to the UK Government, landlords are also obliged to take into account vulnerable tenants, including families with young children and individuals with disabilities or health conditions. In cases where it is not possible to make a property safe in time, alternative accommodation must be offered.
Failure to comply could result in landlords being taken to court, ordered to pay compensation, or lose rent for properties deemed uninhabitable. These legal duties fall under the Social Housing (Regulation) Act 2023 and are part of broader efforts to raise housing standards.
The Housing Ombudsman warned earlier this year of a sharp increase in complaints about unsafe homes. According to the Ombudsman’s report, complaints rose from 1,111 in 2020 to 6,380 in 2025, with issues ranging from mould and leaks to fire and electrical safety risks.
£1 Million Fund to Strengthen Tenant Voice and Accountability
In parallel with Awaab’s Law, the government has launched a £1 million Social Housing Innovation Fund. The fund aims to help tenants better engage with their landlords and influence decisions affecting their homes.
Successful applicants will receive grants of up to £100,000 to support new communication tools, including digital platforms or tenant support specialists. According to Kate Henderson, Chief Executive of the National Housing Federation, the reforms represent “an important milestone” and have the potential to rebuild trust between landlords and residents.
The government has also committed to extending Awaab’s Law to the private rented sector through the Renters’ Rights Bill, currently awaiting royal assent. Campaigners argue this step is vital, given that over 20% of private renters also report living with damp or mould.
