Awaab’s Law – A Timely Refresher for Social Landlords

Awaab’s Law – A Timely Refresher for Social Landlords

With just over a month until Phase 1 of Awaab’s Law takes effect on 27 October 2025, this is an opportune moment to revisit what the new rules mean for social landlords and how best to prepare.

A Quick Recap

Awaab’s Law was introduced under the Social Housing (Regulation) Act 2023 and creates legally enforceable timeframes for addressing hazards that pose a risk to tenants’ health or safety. Crucially, these duties will form implied terms of tenancy agreements, meaning tenants can take action for breach if landlords fall short.

What’s Coming in October 2025

The Government’s consultation response and draft guidance confirmed that Phase 1 will cover:

1. Emergency hazards – landlords must investigate and act within 24 hours.
2. Damp and mould hazards (where significant risk exists) – landlords must:
   • Investigate within 10 working days,
   • Provide tenants with a written summary within three working days, and
   • Complete safety works within five working days of investigation concluding.

Where full remediation cannot be completed within these windows, works must commence within five working days, or in complex cases, at least within 12 weeks. If hazards cannot be made safe promptly, landlords must provide suitable alternative accommodation.

Looking Ahead

2026 (Phase 2) – the scope will extend to other hazards, such as fire, excess cold, structural collapse and hygiene issues.

2027 (Phase 3) – most remaining hazards under the Housing Health and Safety Rating System (HHSRS) will be included, except overcrowding.

The Government has signalled a “test and learn” approach, so the framework may be refined as each phase rolls out.

Final statutory guidance will be issued before Phase 1 commences.

Preparing Now

Social landlords should be ensuring readiness by:

• Reviewing and updating repairs and maintenance policies to align with statutory timeframes.
• Training staff and contractors on hazard triage, response deadlines, and tenant communication requirements.
• Establishing robust communication processes, so tenants receive timely written updates.
• Identifying options for alternative accommodation if urgent decanting is required.
• Monitoring Government updates closely as final guidance is published.

In Summary

As the implementation date nears, Awaab’s Law represents a decisive shift in expectations. While some detail may yet be refined, the direction of travel is clear: landlords must act swiftly and transparently when hazards are reported and, by preparing now, landlords can meet compliance requirements.

We are holding a further webinar on this topic on 30 September 2025: register here

For further information, please contact Ben Tarbard, Baljit Basra or Kerri Harrison.