Awaab's Law

Awaab’s Law requirements

The government has confirmed the requirements that will came into force through Awaab’s Law on 27 October 2025 and has published guidance for social landlords. Separate guidance for residents is also available.

Many of the details set out by the government show that officials there have listened to the points raised by the NHF and the wider sector, and that they have aimed to balance prioritising resident safety in a way that is deliverable for social landlords.

The requirements are as follows:

• If a social landlord becomes aware of a potential damp and mould hazard in a social home, they must investigate within 10 working days to ascertain if there is a hazard. 
• The landlord must provide residents with a written summary of the investigation findings within three working days of the investigation concluding.  
• If it is found that the damp and mould hazard poses a significant risk of harm to the health or safety of a resident, the social landlord must make the property safe (using temporary measures if necessary) within five working days of the investigation. Supplementary work needed to prevent serious hazards reoccurring must be completed within 12 weeks and overall repair works must be completed within a reasonable time period. 
• In an emergency situation, the social landlord must investigate and action any emergency repairs as soon as reasonably practicable and, in any event, within 24 hours. 
• If the property cannot be made safe within the specified timescales for Awaab’s Law, then the social landlord must offer to arrange for the residents to stay in suitable alternative accommodation, at the social landlord’s expense, until it is safe to return.  
• Landlords must keep clear records of attempts to comply with these requirements, including records of all correspondence with the resident(s) and any contractors. If the landlord is unable to meet these requirements for reasons beyond their control, they will be expected to provide a record of the reasons that prevented them from doing so.   

In 2026, requirements will expand to a wider range of hazards beyond damp and mould. This will include excess cold and excess heat, falls, structural collapse and explosions, fire and electrical hazards, and domestic and personal hygiene and food safety. 

Then in 2027, the requirements of Awaab’s Law will expand to apply to the remaining hazards as defined by the Housing Health and Safety Rating System (HHSRS), where they present a significant risk of harm, but excluding overcrowding. 

Briefing

In July 2025, we sought members' views in preparation to respond to the draft guidance. We published a briefing summarising the guidance and posing questions to guide members in their thinking about it. Log in to download the briefing. 

Recorded webinars

Other resources