Awaab’s Law and the Future of Housing Disrepair Claims
On 27th October 2025 Awaab’s Law is scheduled to come into effect. The legislation is named after two year old Awaab Ishak who tragically died as a result of prolonged exposure to damp and mould. The new law requires social landlords to address damp, mould and other hazards in social housing by setting specific, legally mandated timeframes. The stated aim is to improve living conditions and to ensure that tenants are not exposed to harmful environments.
Published: July 10th, 2025
4 min read
Social Landlords will be required to investigate reports of damp/mould; provide written summaries of investigations, and take action to make the property safe within strict timeframes. If the landlord fails to comply, the tenant can take legal action to seek to enforce remedial action.
The main features of what is an initial introduction of the legislation can be summarized as follows:
Focus on Damp and Mould- Awaab’s Law prioritises abddressing damp and mould reports requiring landlords to investigate within 10 working days of receiving the report.
Timeframes for Action- If a significant health or safety risk is identified, landlords must make the property safe within five working days (this may include a temporary measure).
Emergency Repairs-if there is an immediate danger emergency repairs must be investigated and actioned within 24 hours.
Record Keeping-Landlords must maintain detailed records of all investigations, actions and communications with tenants.
Incorporation- Awaab’s law will be incorporated into Tenancy agreements , allowing tenants to hold landlords accountable for breaches by going to law.
Alternative accommodation- If a property cannot be made safe within the set timeframe, the landlord must offer suitable accommodation at the landlord’s expense.
Scope- Initially the law will focus on damp and mould issues but broader hosing hazards are due to be addressed in 2026.
Enforcement- The law strengthens the powers of the Ombudsman to oversee landlord compliance to ensure tenants are able to live in safe and healthy conditions. Ultimately the tenant will have the right to take a landlord to court for breach of contract and if health is affected a claim for damages for personal injury.
Forbes Comment:
We have been discussing Awaab’s Law for some time and the impact it will have both generally on social housing providers from a cost and resource perspective but also the disrepair claim sector as a whole. In the last few years, the number of disrepair claims has increased dramatically and we anticipate this will continue to be the case up until the Act coming into effect. We anticipate a short period of calm as everyone finds their feet and then the claims are likely to rise again as breach of Awaab’s Law is another argument the tenant’s solicitors can now raise. It is important to remember that Awaab’s Law will trump the Protocol; if a social housing provider receives a report of damp and mould, they should respond within the deadlines set out. First and foremost should be tenant welfare.
For further information please contact Sarah Davisworth
