National Housing Federation

What is Awaab's Law?

The death of Awaab Ishak was a tragedy that shocked the housing sector and the NHF and our members are committed to ensuring that nothing like it ever happens again. We and our members are committed to working with the government to achieve this.

Awaab’s Law was introduced in July 2023 as part of the Social Housing (Regulation) Act following a petition by Awaab Ishak’s parents, the Manchester Evening News and Shelter.

This legislation effectively inserts into social housing tenancy agreements a term that will require landlords to comply with new requirements, to be set out in detail through secondary legislation. This means all registered providers of social housing will have to meet these requirements and if they fail to do so, tenants will be able to hold their landlords to account by taking legal action through the courts for a breach of contract.

Implementation of Awaab’s Law

In February 2025, the government confirmed the timelines for the implementation of Awaab’s Law, which will introduce time limits for social landlords to respond to potential hazards in residents’ homes.

The following requirements will be introduced, in a phased approach:

From October 2025 social landlords will be required to address damp and mould hazards that present a significant risk of harm to tenants within fixed timescales. From the same point in time, they will also have to address all emergency repairs, (whether they relate to damp and mould or not), as soon as possible and within no longer than 24 hours.
In 2026, requirements will expand to a wider range of hazards beyond damp and mould. The government has not yet fully determined which hazards will be included in this second phase, but expects it to include excess cold and excess heat, falls, structural collapse, fire, electrical and explosions, and hygiene hazards.
Then in 2027, the requirements of Awaab’s Law will expand to apply to the remaining hazards as defined by the Housing Health and Safety Rating System (HHSRS) but excluding overcrowding.

Read our media response to the announcement.

Preparing for new repairs requirements - webinar

On 9 December 2024, we heard about the latest NHF engagement with the government on Awaab’s Law, and from housing associations who have been working to prepare to meet these new requirements.

Catch up

Next steps

The precise timings of each phase and full details of the requirements will be confirmed by the government soon, including the specific fixed timescales within which landlords will need to respond to hazards.

The government will provide guidance to support the implementation of these requirements. The NHF will work closely with its members to help shape this guidance, so that it provides the detail needed to enable an effective and workable implementation of Awaab’s Law that is focused on delivering improved outcomes for residents.

This page will be updated as necessary.

Who to speak to

Annie Owens, Policy Leader

annie.owens@housing.org.uk

Awaab's Law