Awaab's Law at a glance: what it is, who it applies to, what it requires and where it applies.
At a glance
OverviewIn forcePhase 1
Awaab's Law at a glance
Awaab's Law is the name given to regulations that set fixed timescales for social landlords in England to investigate and fix hazards that put a tenant's health or safety at risk.
Named after Awaab Ishak, who died in 2020, aged two, from a severe respiratory condition caused by prolonged exposure to mould in his home.
Emergency hazards: the landlord must investigate and complete the safety work within 24 hours.
Potential significant hazards: an investigation within 10 working days, a written summary within 3 working days of the investigation concluding, and safety work within 5 working days of the investigation concluding.
Work to stop the hazard returning must start within 5 working days or as soon as reasonably practicable, and in any case within 12 weeks.
Alternative accommodation, keeping the tenant informed and safety advice also apply, as the Regulations set out.
The Regulations are made under section 10A of the Landlord and Tenant Act 1985, which was inserted by section 42 of the Social Housing (Regulation) Act 2023. Section 10A implies a covenant in relevant social housing leases that the landlord will comply with the prescribed requirements.
The requirements are introduced in phases. Phase 1 has applied since 27 October 2025 to all emergency hazards (other than crowding and space) and to significant damp and mould. Phase 2 is due to extend the significant hazard duties to a further set of hazards from 30 November 2026. That depends on amending Regulations that the House of Lords has approved but the House of Commons has not yet approved, so it is not settled. Phase 3 will extend them to the remaining HHSRS hazards except overcrowding.
The 24 hour period for an emergency hazard begins when the landlord has reasonable grounds to believe there is an emergency hazard. Most other periods begin on the day after the triggering event. Working days are counted as the Regulations define them.
This summary is not a substitute for the Regulations. The binding text is in the Regulations themselves.
It applies to registered providers of social housing in England, which includes housing associations and local authority landlords, for homes let under a tenancy.
Registered providers are social landlords registered with the Regulator of Social Housing. They may be local authorities or private registered providers.
It covers almost all social housing let under a tenancy, including temporary and supported accommodation provided as social housing where the occupier has a tenancy.
It does not apply to housing occupied under a licence, long leaseholds, other owner-occupied homes, or low cost home ownership including shared ownership.
Existing tenancies are covered, whenever the lease was granted.
Section 10A(6) of the Landlord and Tenant Act 1985 defines a relevant social housing lease as one where the lessor is a registered provider of social housing and the dwelling is social housing but is not low cost home ownership accommodation.
The exception noted in the GOV.UK guidance is social housing occupied under a tenancy that is excepted from the repairing obligation in section 11 of the 1985 Act by section 14 of that Act.
The Regulations are enforced through the tenancy itself. A tenant can bring a claim for breach of the implied covenant, and the court can order the repairs, compensation and costs.
Section 10A(2) of the Landlord and Tenant Act 1985 implies a covenant that the landlord will comply with the prescribed requirements.
Section 10A(4) says the Regulations are enforceable against landlords only through actions for breach of that covenant.
Section 10A(5) gives the landlord a defence if it proves it used all reasonable endeavours to avoid the breach.
GOV.UK guidance says a court can order repairs, compensation and some or all of the tenant's costs, and that Awaab's Law does not provide for fines.
Tenants can also complain to the landlord and then to the Housing Ombudsman. The Regulator of Social Housing sets standards and can act where a provider significantly fails to deliver them.
Source: legislation.gov.ukJurisdiction: EnglandIn force: 27 October 2025Last checked: 17 October 2026
Read more and further links
Regulation 18 voids lease terms that purport to exclude or limit the landlord's obligations under the implied covenant. Regulation 19 allows the court to order specific performance.
GOV.UK guidance describes the reasonable endeavours defence as taking all reasonable steps to comply where compliance was not possible for reasons genuinely beyond the landlord's control, and says it is for the courts to judge.
These Regulations apply to social homes in England. Scotland, Wales and Northern Ireland have separate arrangements.
Scotland: the Scottish Government has published Awaab's Law guidance for landlords. The Investigation and Commencement of Repair (Scotland) Regulations 2026 came into force on 6 October 2026 and apply to damp and mould in social and private housing.
Wales: landlords have a duty under the Renting Homes (Wales) Act 2016 to ensure homes are fit for human habitation. The Welsh Government has said it will update the Welsh Housing Quality Standard to set timescales for investigating and remedying hazards.
Northern Ireland: housing is a devolved matter for the Department for Communities. No Northern Ireland equivalent of Awaab's Law has been confirmed from the sources checked.
Source: Scottish GovernmentJurisdiction: Scotland, Wales, Northern IrelandPublished: 9 September 2026In force: 6 October 2026Last checked: 17 October 2026
Read more and further links
The Regulations extend to England and Wales but apply to lessors of social homes in England (regulation 1).
For Wales, the Cabinet Secretary's written statement of 19 December 2025 says the Welsh Housing Quality Standard rule on hazard response times comes into force on 1 April 2026. The detail of that standard has not been checked here.
The Renters' Rights Act 2025 gave the government powers to extend Awaab's Law to private rented tenancies. The date has not been confirmed. A consultation is open until 18 December 2026.
GOV.UK published the consultation Extending Awaab's Law to private rented tenancies and to licences on 9 October 2026.
It closes at 11.59pm on 18 December 2026.
The consultation says Awaab's Law application to private rented tenancies is part of the third phase of Renters' Rights Act implementation, with timescales to be considered in the consultation.
The consultation says that, given the time needed to make regulations after it closes, the earliest feasible implementation date would be 2027.
Its impact assessment assumes private rented sector requirements in three phases in 2028, 2029 and 2030. These are planning assumptions, not confirmed dates.
17 October 2026: First version. Every item checked against its primary source on this date.
General information, not legal advice. Check the primary source before relying on any item, and take advice from a housing lawyer on your own position.
Zaviira Assure helps housing providers record and evidence their work against these duties.
