Phase 1 of Awaab’s Law to take effect from October 2025
On 6 February 2025, the Ministry of Housing, Communities and Local Government announced the three-phase introduction of Awaab’s law. This landmark reform is part of their agenda to improve the safety and quality of social housing. The key points to note are as follows:
From October 2025:
- All social landlords will be forced to investigate and fix dangerous damp and mould hazards, that present significant risk of harm within fixed timescales (precise timescales to follow);
- Further, social landlords will be required to repair all emergency hazards within 24 hours;
- The Government will introduce additional legislation regarding damp and mould with a view to improving the quality and safety of social housing.
- In 2026, the requirements will expand to apply to a wider range of hazards beyond damp and mould. The hazards which are expected to be included are: excess cold and excess heat; falls; structural collapse; fire, electrical and explosions; and hygiene hazards.
- In 2027, the requirements will extend to all remaining hazards as defined within The Housing Health and Safety Rating System (England) Regulations 2005.
A breach of the new legislation will be enforceable through both the Housing Ombudsman and through the courts. There has been particular emphasis on the fact that, although this is a phased implementation, social landlords must take extra care in meeting their pre-existing duties to address health and safety before Awaab’s law is fully implemented.
What has initiated this change?
In December 2020, two-year-old Awaab Ishak passed away, as a direct result of prolonged exposure to mould and damp within his social housing home.
Awaab’s family resided in a one-bedroom flat within Rochdale, Great Manchester. Initial complaints of damp and mould were raised by his family to the social landlord, followed by a health visitor highlighting the detrimental impact that prolonged exposure could have. The health visitor suggested that the family be rehoused in an alternative property, however no action was taken. After two years of prolonged exposure, Awaab passed away due to respiratory illness in December 2020. In November 2022, following inquest, it was deemed by the coroner that his death was a direct result of expose to significant black mould within his home.
Since this coroner finding, there has been movement to introduce ‘Awaab’s Law’, which aims to ensure that reported breaches of housing standards are dealt with in a timely manner, with a view to improving the safety and quality of social housing. At present, the changes will only effect social landlords, however there is potential for it to be extended to the private sector in due course.
Speak to our expert team
Clarke Willmott’s social housing sector is well equipped to support all types of dispute resolution. Get in touch if you would like to discuss an issue with one of our legal experts.
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