The legacy behind the law

In December 2020, two-year-old Awaab Ishak tragically died after prolonged exposure to black mould in his social housing flat. His case triggered national outrage and led to the introduction of Awaab’s Law, a key part of the Social Housing (Regulation) Act 2023, designed to enforce strict timeframes on landlords dealing with mould and other hazards ([Wikipedia][1]).

When does the law take effect?

The first phase of Awaab’s Law goes live on 27 October 2025, applying initially to social housing landlords—housing associations and local authorities—in England ([8PP Barristers & Associates Ltd][2]).What the law requires: Investigation & repair timescales

For damp and mould hazards deemed significant risks**, social landlords must meet these deadlines:

Investigate within 10 working days of being notified.

Issue a written summary of findings within 3 working days of completing the investigation.

Begin repairs within 5 working days of issuing that written report.

Complete repairs within a further 5 working days—unless there are exceptional circumstances like access restrictions or complex technical work ([GOV.UK][3], [8PP Barristers & Associates Ltd][2]).

These timelines ensure a total of up to around three weeks from notification to completed repairs for non‑emergency mould situations.

Emergency repairs: 24‑hour rule

When mould or damp is classified as an emergency hazard, the law requires corrective action to commence within 24 hours of landlords being aware of the issue. This is mandatory from day one of enforcement on 27 October 2025 ([GOV.UK][4], [GOV.UK][5]).

What happens after 2025?

In 2026, the law expands to include other hazards such as excess cold/heat, structural collapse, electrical faults, fire risks, hygiene and sanitation hazards.

By 2027, it will fully cover nearly all hazards under the Housing Health and Safety Rating System (except overcrowding) ([GOV.UK][3], [The Sun][6]).

Why this really matters

Prior to Awaab’s Law, landlords simply had to fix dangerous mould “within a reasonable time”—a vague requirement judged case by case. That often resulted in months or even years of delay, as tragically seen in Awaab’s family's case ([GOV.UK][7]).

Awaab’s Law introduces specific, enforceable time limits, empowering tenants to take legal action (for breach of tenancy) and claim compensation if landlords don’t act swiftly ([GOV.UK][5], [Browne Jacobson][8], [GOV.UK][3]).

Emergency vs non-emergency: what’s the difference?

Emergency cases (e.g. mould posing immediate threat to health): 24‑hour fix.

Non-emergency but health‑risk mould: investigation, action plan, and fix within approx. 3 weeks.

Community feedback panels had expected investigation within 1–2 weeks and repairs within 2–3 weeks—in line with the government’s proposed thresholds but signalled that even these might feel too slow in severe cases ([GOV.UK][7]).

8. What tenants should do

Report in writing as soon as mold appears, detailing when discovered.

Follow up if landlords don't respond within a few days.

Escalate to environmental health or the Housing Ombudsman if landlords miss their legal window (once the law is in force). Tenants can pursue claims for specific performance (forcing repairs) and compensation ([The Sun][6], [clydeco.com][9]).

Why landlords need proactive planning

• Housing associations and councils must be ready—this means:

• Training staff to recognise damp/mould as emergency hazards

• Inspecting properties regularly, not just waiting for complaints

• Having reliable contractors and record-keeping processes in place

• Ensuring swift communications with tenants—including written reports and repair updates ([GOV.UK][4], [The Guardian][10], [Browne Jacobson][8])

With Awaab’s Law coming into force on 27 October 2025, social housing providers are legally bound to act within days—not weeks or months—when mould threatens a tenant’s health. Emergency repairs must happen within 24 hours, and all mould-related hazards require investigation and resolution within about three weeks. This legal framework finally gives tenants clear, enforceable standards—and the power to hold landlords accountable.

Useful References :-

If you’re interested in how this law will apply in the private rented sector (expected later) or in Scotland/Wales.

[1]: https://en.wikipedia.org/wiki/Death_of_Awaab_Ishak?utm_source=chatgpt.com "Death of Awaab Ishak"

[2]: https://8pp.co.uk/awaabs-law-government-sets-timeline-for-enforcing-new-damp-and-mould-standards/?utm_source=chatgpt.com "Awaab’s Law: Government sets timeline for enforcing new damp and mould standards - 8PP Barristers & Associates Ltd"

[3]: https://www.gov.uk/government/publications/awaabs-law-draft-guidance-for-social-landlords/awaabs-law-draft-guidance-for-social-landlords?utm_source=chatgpt.com "Awaab’s Law: Draft guidance for social landlords - GOV.UK"

[4]: https://www.gov.uk/government/news/emergency-hazards-to-be-repaired-in-24-hours-through-awaabs-law?utm_source=chatgpt.com "Emergency hazards to be repaired in 24 hours through Awaab's Law - GOV.UK"

[5]: https://www.gov.uk/government/news/awaabs-law-to-force-landlords-to-fix-dangerous-homes?utm_source=chatgpt.com "Awaab’s Law to force landlords to fix dangerous homes - GOV.UK"

[6]: https://www.thesun.co.uk/money/33254781/awaabs-law-landlords-fix-mould-improve-homes-renters/?utm_source=chatgpt.com "Major change coming in months which means landlords will have to fix mould and improve homes for renters"

[7]: https://www.gov.uk/government/publications/social-housing-resident-panel-reports-2022-to-2023/repairs-maintenance-and-awaabs-law-resident-panel-report-accessible-version?utm_source=chatgpt.com "Repairs, maintenance and Awaab’s Law: Resident Panel report (accessible version) - GOV.UK"

[8]: https://www.brownejacobson.com/insights/awaab-s-law-to-take-effect-from-october-2025?utm_source=chatgpt.com "Awaab’s Law to take effect from October 2025 | Social housing law"

[9]: https://www.clydeco.com/en/insights/2025/02/the-introduction-of-awaabs-law-in-oct-2025?utm_source=chatgpt.com "The introduction of Awaab's Law in Oct 2025 | Clyde & Co : Clyde & Co"

[10]: https://www.theguardian.com/society/article/2024/aug/13/uks-biggest-housing-association-fined-over-four-year-failure-to-fix-window?utm_source=chatgpt.com "UK's biggest housing association fined over four-year failure to fix window"

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