Secretary of State for Housing, Communities and Local Government:
(): Tenants must feel protected
and safe in their homes, that is why Awaab's Law is crucial
legislation, and I am pleased to announce that it is coming into
force today for all emergency hazards and damp and mould hazards.
These regulations represent a landmark step forward in ensuring
that every resident of social housing lives in a safe, decent
home, and that swift, responsible action is taken by landlords
when hazards are identified.
The tragic death of Awaab Ishak, aged just two, in December 2020,
due to prolonged exposure to mould in his family's social home,
shocked the nation. His parents, Faisal and Aisha, have shown
extraordinary courage and determination in campaigning to ensure
that no other family suffers such a preventable loss.
Early last year the previous government ran a consultation on
Awaab's Law, publishing the government response in June 2024. On
25 June 2025 regulations for phase 1 of Awaab's Law were laid in
Parliament and are now in force. The regulations prescribe
requirements which every social landlord in England must comply
with. Failure to do so will constitute a breach of contract, and
tenants will rightly be able to take legal action through the
courts, or take action through the Housing Ombudsman, ensuring
that tenants can hold landlords fully accountable if they fail to
meet the required standards and timescales. These new
requirements do not replace or lessen existing duties.
Social landlords already have clear legal obligations to keep
homes fit for human habitation, free from category 1 hazards, and
to remedy disrepair. Many landlords go beyond these obligations
to provider their residents a quality service. Awaab's Law
strengthens these obligations by introducing clear, time-bound
requirements and a robust route to enforcement.
From today all social landlords must:
- Investigate emergency hazards and make them safe within 24
hours.
- Investigate significant hazards (including damp and mould)
within 10 working days.
- Provide a written summary of findings to tenants within 3
working days of the investigation concluding.
- Take action to make the home safe within 5 working days of
the investigation concluding.
- Begin further works to prevent recurrence within 12 weeks.
- Complete repairs within a reasonable timeframe.
- Offer suitable alternative accommodation if the home cannot
be made safe within the required timescales.
These measures mean no tenant will have to live in unsafe
conditions without a route to take action. Landlords must act
swiftly to fix dangerous hazards and dangerous damp and mould. I
am determined to extend these protections to all hazards and have
committed to apply Awaab's Law to hazards such as excess cold and
heat, falls, structural collapse, fire, electrical hazards,
explosions, and hygiene risks in 2026 and to all remaining
hazards under the Housing Health and Safety Rating System (HHSRS)
in 2027. By taking a phased, test-and-learn approach, I am clear
that transformational change will be delivered effectively,
proportionately, and sustainably across the sector—ensuring
consistent application of the law and full preparedness to
deliver these new duties.
Implementing Awaab's Law represents a significant change. To
support this cultural shift in the way tenants and landlords will
engage in tackling safety issues in their homes, the Department
has published guidance to aid implementation. Tenant-facing
materials will be made available through the Make Things
Right campaign, explaining how Awaab's Law will protect
tenants and how tenants can raise concerns. Additional guidance
for tenants will be published explaining how tenants can use
Awaab's Law, and the government will continue to work closely
with the Regulator of Social Housing and the Housing Ombudsman to
ensure clear, consistent implementation.
Awaab's Law is a critical part of the government's broader
programme to raise the standard and safety of social housing and
to strengthen tenants' voices. While many landlords already
provide good-quality homes and responsive services, too many
tenants still live in homes that are unsafe or poorly maintained.
This must change. As well as Awaab's Law, we have also introduced
new regulations that mean social landlords must have the
electrics in their homes inspected and tested at least every five
years.
We have also launched a £1 million Social Housing Innovation Fund
to fund innovative projects which improve tenants' engagement
with their landlords and ensure they have influence over
decisions affecting their homes.
Awaab's Law is not about creating unnecessary burden—it is about
ensuring that tenants' voices are heard, that action is taken
responsibly, and that homes are safe and decent. It represents
the change that social housing residents have long deserved and
is central to restoring trust, fairness, and accountability in
the sector.
Delivering the transformational change that Awaab Ishak's family
fought for is essential—and every tenant has the right to expect
nothing less.
