In the winter of 2020, it started with a child’s cough that never went away. Behind peeling walls and dark mould stains, two-year-old Awaab Ishak was slowly being poisoned by the place meant to keep him safe. His death shocked the UK and exposed a harsh truth: for too long, housing disrepair was ignored, excused, or delayed. Awaab’s Law changes that. It is a powerful legal safeguard designed to force social landlords to act quickly when homes become dangerous.
According to government data, over 1.6 million children in England live in homes with serious hazards, including damp and mould assessed under the Housing Health and Safety Rating System (HHSRS). These conditions are proven to worsen asthma and respiratory illness. Awaab’s Law turns failure into accountability and delay into a legal breach.
This article explains the key requirements of Awaab’s Law and how it aims to prevent harm caused by unsafe housing conditions.
If you’re struggling with housing disrepair, speak to Cooper Hall Solicitors for trusted legal support.
What Is Awaab’s Law?
Awaab’s Law is a UK housing reform created to protect tenants from unsafe living conditions caused by damp, mould, and serious disrepair. For anyone asking what Awaab’s Law means, it sets clear legal duties and strict response times that social landlords must now follow.
Even before Awaab’s Law, official data showed that 4% of social rented homes in England had a serious Category 1 housing hazard, a level that indicates a significant risk to occupant safety.
Background and purpose
The law was introduced to strengthen housing safety compliance after years of poor enforcement under existing standards. Previously, many tenants reported serious hazards repeatedly without meaningful action. Awaab’s Law now sets mandatory landlord responsibilities, requiring landlords to:
- Investigate reported hazards within set timeframes
- Arrange professional inspections where required
- Provide tenants with formal written findings
- Start the necessary repair work promptly
- Complete repairs within reasonable and legally guided time periods
- Maintain proper records throughout the repair process
Who it applies to
At present, Awaab’s Law applies to:
- Local councils
- Housing associations
- Other registered social landlords
The phased introduction of the law means similar protections may later extend to the private rented sector through proposed reforms such as the Renters’ Rights Bill.
Why Awaab’s Law Was Introduced
Awaab’s Law was introduced after serious failures in social housing standards led to preventable harm and loss of life. The law reflects a wider shift in UK housing policy under Awaab’s Law, placing tenant health and safety above delays, excuses, or poor management.
The Awaab Ishak case
Awaab Ishak was a two-year-old boy who tragically died after long-term exposure to mould in his family’s social housing home. Despite repeated complaints, the damp and mould were not properly addressed. This case revealed serious failures in professional housing management standards and showed the devastating consequences of ignoring housing disrepair.
Failures in housing standards
Investigations uncovered repeated examples of housing maladministration, including:
- Damp blamed on lifestyle rather than structural defects
- Missed or delayed inspections
- Poor communication with tenants
- Inadequate repair planning
- Weak record-keeping
- Lack of urgency despite serious health concerns
These failures directly led to stronger housing disrepair enforcement measures.
Health risks of damp and mould
Damp and mould are now recognised under damp and mould legislation as serious risks, not cosmetic issues. Mould-related health risks include:
- Breathing difficulties, coughing, and wheezing
- Worsening asthma, especially in children
- Recurring chest infections
- Skin irritation and rashes
- Eye irritation and headaches
- Fatigue and poor sleep
- Developmental risks from prolonged exposure to mould
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Do You Have a Damp or Mould Problem at Home?
Damp and mould are no longer treated as minor housing issues under Awaab’s Law.
Under Awaab’s Law, damp and mould rules, ongoing exposure can trigger legal action when tenant health is put at risk.
According to the English Housing Survey, 7% of social rented and 10% of private rented homes had a problem with damp, an important marker for Awaab’s Law eligibility.
Signs of damp and mould
You may be living in a legally unsafe home if you notice:
- Black, green, or white mould on walls or ceilings
- Damp patches that grow or darken after rain
- Peeling paint or bubbling wallpaper
- Crumbling plaster or damaged skirting boards
- Persistent musty smells
- Daily condensation that does not clear
- Mould returns quickly after cleaning
These are common indicators that landlords must fix dangerous damp and mould.
Health risks for children and vulnerable tenants
Children, older people, and disabled tenants face the highest risk. Damp housing can worsen existing medical conditions and create long-term illness. This is why Awaab’s Law places strong emphasis on fairness and respect for tenants.
When it becomes a legal hazard
Damp and mould become a legal issue when they:
- Affect health
- Persist over time
- Result from structural or maintenance failures
At this stage, landlords have a clear legal duty to remedy disrepair.
What Does Awaab’s Law Mean for Landlords?
Awaab’s Law places clear and enforceable duties on landlords to act quickly when serious hazards are reported. Under Awaab’s Law, social housing standards, failure to meet investigation and repair timescales can result in enforcement action.
Legal duties and timeframes
Social landlords must now:
- Investigate reported hazards promptly
- Treat all complaints seriously from the first contact
- Arrange professional inspections
- Provide tenants with formal investigation outcomes
- Start necessary repairs within legally guided periods (often within days)
- Ensure repairs are effective and long-lasting
- Complete urgent repairs as quickly as possible, including same-day action where required
- Offer alternative accommodation if homes are unsafe
- Keep detailed inspection, repair, and communication records
- Meet all social landlord obligations under the Housing Safety Law
Emergency repairs and urgent hazards
Examples of issues requiring urgent attention include:
- Severe damp and mould affecting health
- Major leaks or flooding
- Electrical dangers covered by the electrical safety checks legislation
- Structural instability or collapsing ceilings
- Fire safety risks or blocked escape routes
- Loss of heating or hot water during cold weather
These situations often require emergency housing repairs within 24 hours to protect tenant safety.
Inspections for damp and mould
Landlords must ensure:
- Professional inspections are carried out
- Follow-up visits are arranged
- Tenants are given reasonable notice
- There is access for inspections and repairs
Record-keeping and accountability
Proper documentation is essential. Poor records can result in adverse findings under Housing Ombudsman powers.
What Does Awaab’s Law Mean for Tenants?
Awaab’s Law gives tenants stronger legal protection and clearer rights when landlords delay repairs. Research shows that over 1.6 million children in England live in homes with serious conditions like damp and mould, reinforcing the need for protection under Awaab’s Law.
This section provides a practical Awaab’s Law summary of what tenants can expect when living in unsafe conditions.
Tenant rights under Awaab’s Law
Tenants now benefit from stronger tenant rights and protections, including the right to:
- Live in homes that meet minimum safety standards
- Have hazards been investigated within clear timeframes
- Receive written updates on inspections and repairs
- Expect action rather than repeated delays
- Escalate complaints when landlords fail to act
- Seek support from the Housing Ombudsman
- Be protected under the housing hazards law
- Be treated with dignity, fairness, and respect
How quickly landlords must act
In many cases, landlords are expected to:
- Investigate hazards promptly
- Start repair work within days
- Provide temporary housing where a property is unsafe
What to do if repairs are delayed
Tenants should:
- Report issues in writing
- Take dated photos and videos
- Keep copies of all communication
- Request inspection timelines
- Ask for written confirmation of actions
- Provide medical evidence if relevant
- Use the formal complaints process
- Escalate unresolved cases to the Housing Ombudsman
These steps apply across a wide range of hazards covered by Awaab’s Law.
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Key Housing Hazards Covered Under Awaab’s Law
Awaab’s Law covers a wide range of housing hazards that can affect health, safety, and well-being. These risks are assessed using national standards and supported by Awaab’s Law guidance on identifying serious defects. Government reporting indicates 2.1 million English households were living with at least one serious housing hazard in 2022–23.
- Damp and mould from structural defects
- Leaks and water ingress
- Pest infestation linked to poor maintenance
- Excessive noise affecting well-being
- Unsafe stairs, balconies, or access routes
- Fire and building safety risks
- Hazards assessed under HHSRS
These issues directly affect housing safety and quality.
Repairs, Inspections, and Temporary Moves
Awaab’s Law sets expectations for how repairs, inspections, and temporary housing should be handled. Clear Awaab’s Law timescales now apply to emergency repairs, planned works, and decisions about temporary accommodation.
- Repairs and maintenance standards: Landlords must meet the minimum housing standards in the UK and ensure repairs are durable.
- Emergency vs non-emergency repairs: Urgent risks require immediate action, while other repairs must follow clear schedules.
- Temporary accommodation and decants: Where homes cannot be made safe quickly, landlords must:
- Arrange temporary moves
- Cover reasonable costs
- Support households during disruption
Complaints, Enforcement, and Government Guidance
When landlords fail to act, Awaab’s Law provides routes for complaints and enforcement.
This includes official Awaab’s Law guidance from the Housing Ombudsman and government-backed oversight.
Housing Ombudsman figures show complaints about poor conditions have surged by more than 400% since 2019/20, highlighting the pressing need for enforcement under the new law.
- How housing disrepair complaints are handled: Complaints follow a structured process before escalation.
- Housing Ombudsman guidance on hazards: The Ombudsman can:
- Order repairs
- Award compensation
- Publish maladministration findings
- Government guidance on Awaab’s Law: Official guidance supports social housing safety reforms and consistent enforcement.
Learning From Severe Maladministration Cases
Severe maladministration cases highlight what happens when landlords ignore their legal duties. These examples support the proper Awaab’s Law implementation by showing why accountability and record-keeping matter.
Common failures include:
- Ignoring repeated complaints
- Missed inspections
- Blaming tenants
- Poor communication
- Missing repair records
- Weak Knowledge and Information Management (KIM)
Spotlight Reports and Sector Learning
Spotlight reports help landlords and housing providers improve compliance with Awaab’s Law.
They play a key role in raising standards across the sector and preparing for future changes, including Awaab’s Law: private landlords’ proposals.
- Repairs and maintenance – repairing trust: Highlights the importance of prompt action.
- Knowledge and information management failures: Shows how poor data leads to unsafe housing.
- Preparing housing providers for Awaab’s Law: Encourages proactive compliance and cooperation.
Key Awaab’s Law Responsibilities and Timeframes
| Issue Type | Landlord Duty | Required Action |
| Severe damp and mould | Investigate promptly | Written findings and effective repairs |
| Emergency hazards | Immediate response | Emergency repairs within 24 hours |
| Ongoing disrepair | Planned action | Begin repair works within legally guided periods |
| Unsafe homes | Protect tenants | Offer alternative accommodation |
| Record keeping | Legal compliance | Full inspection and repair records |
These duties and timeframes show how Awaab’s Law is reshaping housing safety in practice.
What Awaab’s Law Is Changing in UK Housing
Awaab’s Law is reshaping how housing safety is managed across the UK.
It strengthens accountability, improves response times, and raises expectations under modern housing regulation.
Awaab’s Law is transforming housing safety expectations across the UK:
- Stronger housing safety compliance
- Faster responses to dangerous housing conditions
- Clear accountability for social landlords
- Less tolerance for prolonged delays
- Better cooperation between tenants and landlords
- Higher professional housing management standards
- Improved expectations under the minimum housing standards UK
Conclusion: Why Awaab’s Law Is a Turning Point for Housing Safety
The introduction of Awaab’s Law signals a turning point for housing safety in the UK. It ensures landlords act quickly to remedy serious defects, a change supported by official data showing that around 4% of social rented homes had a Category 1 hazard, the most serious level, in 2023. This reform strengthens protections for tenants and raises expectations for social housing quality.
By prioritising health, dignity, and accountability, Awaab’s Law helps create safer homes for millions of people. It reaffirms that safe housing is a right, not a luxury, and that no one should endure avoidable harm where they live.
