On the 27th October 2025, Awaab’s Law will finally come into force. With the clock ticking for social landlords across England and Wales, the time for final preparations before it becomes a legal reality is now.
This landmark legislation establishes strict deadlines for investigating and addressing hazards in social housing, marking a pivotal moment in the rights of social tenants.Â
Here, we explain what Awaab’s Law is, detail the government’s draft guidance for landlords and explore what social landlords should be doing to get ready.
What is Awaab’s Law?
Awaab’s Law enforces timeframes for social landlords to investigate and remediate hazards, beginning with damp, mould and emergency hazards, and expanding thereafter.Â
Phase 1 comes into force from 27th October 2025, when all social landlords must:
- Address all emergency hazards within 24 hours of them being reported
- Identify and remedy any damp and mould issues that present a significant risk of harm to tenants within fixed timeframes
In 2026, regulations will be extended to include the following hazards where they present a significant risk of harm:
- Excess cold or heat
- Falls associated with baths, etc., on level surfaces, on stairs and between levels
- Structural issues and collapse
- Fire and electrical hazards
- Domestic and personal hygiene
- Food safety
Phase 3 will then follow in 2027 and cover all remaining Housing Health and Safety Rating System (HHSRS) hazards (apart from overcrowding) where they present a significant risk of harm.
Awaab’s Law is named in memory of two-year-old Awaab Ishak, who tragically died in 2020 due to prolonged exposure to mould in his home, where he lived with his parents.Â
In response, much-needed discussions about how social landlords should address damp, mould and emergency hazards began to take shape.
Draft guidance for social landlords
At the time of writing, we are still waiting for finalised guidance ahead of Awaab’s Law being introduced.Â
For now, the government has released draft guidance alongside the regulations to help social landlords understand and prepare for compliance. This guidance specifically refers to Awaab’s Law in the social rented sector and is intended for all registered providers of social housing (local authorities, housing associations).
The guidance is not an authoritative interpretation of the law but is intended as a general guide. The application of Awaab’s Law will be fact-specific.
Below is a table summarising these key stages and the likely actions social landlords will have to take.
| Stage | Timeframe | Details |
| Initial investigation | Immediate | Landlords must assess whether the reported issue is an emergency or a significant hazard. |
| Emergency hazard – investigation | Within 24 hours of becoming aware | If confirmed, emergency safety works must begin as soon as reasonably practicable and, in any event, within 24 hours. |
| Significant hazard – investigation | Within 10 working days | If not deemed an emergency, the investigation must be completed within 10 working days. |
| Written summary to the tenant | Within 3 working days of conclusion | Findings must be provided in writing to the named tenant. |
| Work commencement | Within 5 working days of the summary | If a hazard is significant, repair must begin within 5 working days; if not possible, it must start as soon as possible, and certainly within 12 weeks. |
| Alternative accommodation | Immediately, if safety cannot be assured | Suitable alternative housing must be offered at the landlord’s expense if the property can’t be made safe in time. |
| Keep the tenant updated throughout the process | Ongoing | Keep the tenant updated throughout the process and provide information on how to keep safe. |
Note: For all of the latest government advice and requirements, head to the government’s draft guidance page.
What should social landlords be doing now?
With not long left for social housing providers to prepare, the time to take action is now. If you haven’t already been proactive, here is a tick-list of some crucial steps to think about:
✅ Review the draft guidance and regulations for Awaab’s Law in detail to understand upcoming obligations.
✅ Update internal policies and governance structures to ensure consistent application of the new workflow. You can view the workflow here.
✅ Train staff (e.g., repairs operatives, customer service, safety teams) on hazard identification, tight deadlines and documentation requirements.
✅ Set up tracking systems to monitor awareness dates, investigations, summaries, work commencement and completions.
✅ Communicate with tenants. Educate them about reporting procedures, new rights and expected response times. Make sure they have full transparency.Â
✅ Plan for accommodation logistics to offer alternatives swiftly if repairs can’t be completed in time.
✅ Review current housing stock conditions, prioritising high-risk properties to minimise emergency repairs later.
✅ Engage with stakeholders, including legal advisors, resident panels and regulatory bodies for clarity and feedback.
✅ Submit feedback (if you have any) on draft guidance to the government using the official channels.
While there are bound to be costs associated with preparing for Awaab’s Law, getting ahead now will put you in a much better position and reduce the risk of not meeting legal requirements further down the road.
How can ROCC help?
Awaab’s Law is a landmark legal framework that demands swifter responses from landlords to hazardous living conditions – it simply can’t be ignored.Â
To deal with these new changes and requirements, consider updating your software and systems. You must be able to comply with the new legislation for delivering repairs and maintenance from day one.
Fortunately, ROCC offers a robust suite of housing maintenance and repairs software, ideal for social landlords preparing for Awaab’s Law compliance.
With its sophisticated automation, modular flexibility and strong support structure, ROCC can play a central role in helping social landlords meet the demanding requirements of Awaab’s Law.
Get in touch with a member of our team today for more information, and get ready for Awaab’s Law with ROCC.
