New legal requirements for social landlords to tackle health hazards such as mould and damp quickly and effectively are set to be introduced this month in the UK.
The government is gearing up for Awaab’s Law, a landmark piece of legislation drawn up in memory of a tragic two-year-old who died as a result of exposure to mould in his home. It will mark a turning point in how property conditions are managed, placing tenant health and safety at the forefront of landlord responsibilities.
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Understanding the new law will be crucial for landlords, housing associations and letting agents, as it extends beyond knowing the legal obligations and penalties for non-compliance: it also involves taking proactive measures to prevent issues and maintain healthier living environments.
What is Awaab’s Law and why was it introduced?
The new law is named in memory of Awaab Ishak, a toddler who lost his life in December 2020 due to prolonged exposure to mould in his family’s home in Rochdale. Despite repeated complaints by his parents, the social landlord failed to address the mould problem.
The incident sparked widespread public outrage and led to a renewed national focus on housing safety. The family’s landlord, Rochdale Boroughwide Housing, was subject to regulatory action after an inquest determined the toddler died from respiratory failure caused by mould in his home. Housing association chief executive Gareth Swarbrick was sacked, and most board members were replaced.
The UK Government responded by including Awaab’s Law within the Social Housing (Regulation) Act 2023, establishing new, legally binding requirements for landlords to act swiftly in dealing with damp and mould.
Is Awaab’s Law part of landlord responsibilities UK-wide?
The legislation is set to come into legal effect on 27th October 2025, pending Parliamentary approval. The first phase will apply only to social housing in England and Wales, where it’s expected to extend later to the private rented sector. It doesn’t yet apply in Scotland or Northern Ireland.
In 2026 and 2027, the government plans to expand its scope through a phased rollout. It will begin to cover a broader range of housing hazards that pose serious health and safety risks to tenants, including living in extreme cold or heat; fire safety and electrical systems; structural integrity; sanitation; and food hygiene within the home. As the expansion unfolds, it’s clear all landlords should begin preparing for more robust enforcement of their responsibilities in the future.
What are landlords legally required to do?
Under the new regulations, landlords must investigate and fix any emergency hazards within 24 hours. Damp and mould issues that pose a significant risk to tenant health must be resolved within specific, legally mandated timeframes. Landlords are expected to respond to tenant complaints promptly and must carry out inspections to determine whether any conditions create a health hazard. They must also maintain accurate, up-to-date records of all inspections, repair work and communications with tenants regarding issues.
Failure to comply will be considered a breach of contract. Tenants will be empowered to take legal action against their landlord, with the option of pursuing claims through the courts. This legal route will exist alongside other formal complaint mechanisms, including the Housing Ombudsman Service, offering tenants multiple avenues to seek redress if safety is compromised.
Consequences of non-compliance
Non-compliance is a serious matter; as well as potentially facing legal action from tenants, landlords could be subject to compensation claims. Regulatory bodies also have the authority to impose fines and other penalties on any who don’t adhere to the law.
There’s also the risk of reputational damage when landlords fail to act. They undermine tenant trust and jeopardise future letting opportunities. Additionally, those who don’t comply may find themselves under increased scrutiny from the Regulator of Social Housing, which could lead to further enforcement action.
How to prevent mould
The best way to comply with Awaab’s Law is to prevent damp and mould from developing in the first place, starting with regular property inspections, good ventilation systems and quick responses to leaks or condensation issues. Properties that are poorly ventilated, poorly insulated, or suffer from persistent plumbing issues are especially vulnerable. Landlords should focus on improving airflow, maintaining roofs and gutters and educating tenants on proper moisture management.
Beyond structure and maintenance, the furnishings themselves can also make a significant difference. High quality, moisture-resistant materials can help stop mould before it starts. Choosing the right landlord furniture pack can improve the living experience for tenants and also reduce the likelihood of environmental hazards caused by damp.
Furniture Pack Solutions offers tailored landlord furniture packages designed specifically for HMO properties, student housing and build-to-rent developments. Our furniture is crafted with durability and practicality in mind, using high quality materials that can resist damp and withstand high-traffic environments.
By furnishing your properties with easy to clean items that don’t trap moisture, you’re actively contributing to the overall health of the indoor environment and staying one step ahead of forthcoming regulatory requirements.
Preparing for the future
Although Awaab’s Law will apply initially only to social landlords, when the scope begins to expand during 2026 and 2027, all landlords should begin reviewing their responsibilities to prepare for potential updates.
The phased rollout doesn’t imply any grace period and landlords all over the UK are still required to comply with existing laws that ensure homes are fit for human habitation and free from serious health hazards.
Awaab’s Law is a powerful reminder of the real consequences of neglecting property maintenance. It isn’t just about compliance – it’s about accountability, safety and the wellbeing of every tenant. By acting now, you’re not only protecting your business, but you’re also potentially saving lives.