Awaab's Law

Draft guidance for landlords: briefing for NHF members

The government has confirmed the requirements (summarised below) that will come into force through Awaab’s Law on 27 October 2025 and has published draft guidance for social landlords. Separate guidance for residents will also be published by the government before then.

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.

We have an opportunity over the coming months to share feedback on the draft guidance and ask for revisions and additions, so that it is as useful as possible for housing associations. This briefing sets out an overview of the confirmed requirements and key elements of the guidance.

Please share any feedback you have by 4 August 2025.

We are particularly interested in:

• Whether any elements of the guidance are unclear to you.
• Whether you want anything else to be set out in government guidance for landlords.
• What you would like to see included in guidance for social residents.

We are also holding two online meetings for NHF members to share feedback verbally on Monday 28 July (11am-12pm) and Wednesday 30 July (2-3pm). Joining instructions are contained in briefing.

Awaab’s Law requirements

The government has now laid regulations confirming forthcoming requirements of Awaab’s Law.

The requirements coming into force on 27 October 2025 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. 

Further detail is provided in the government’s draft guidance for social landlords. 

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