With the phased introduction of Awaab’s Law now confirmed, social landlords face both opportunities and challenges as they prepare for the new requirements. While the intention behind the legislation is clear – to improve the health and safety standards of residents’ homes – a lack of legislative detail is creating uncertainty across the sector.
What are the key changes coming under Awaab’s Law, and how can social landlords get ready for the implementation?
What changes can social landlords expect?
On 6 February 2025, the Government announced the implementation timetable for Awaab’s Law. The law will place new, time-limited responsibilities on social landlords -including both Registered Providers and Local Authorities when health and safety hazards are identified in tenants’ homes.
From October 2025:
Social landlords will be required to:
- Repair all emergency hazards within 24 hours. (Final definitions of ‘emergency hazards’ are still awaited, but are likely to extend beyond current operational standards.)
- Address significant damp, mould and condensation hazards posing a risk to health and safety.
By 2026:
The scope will widen to include other high-risk hazards under the Housing Health and Safety Rating System (HHSRS), which is likely to cover issues such as excess cold, excess heat, risk of falls, fire safety and electrical hazards.
By 2027:
Awaab’s Law will extend to any remaining hazards, with the exception of overcrowding.
Why is uncertainty causing concern?
While the phased approach offers landlords some breathing room, significant concerns remain due to missing details on:
- The final list of hazards in each phase.
- The management of conflicting timelines between Awaab’s Law and the existing Pre-action Protocol for Housing Conditions Claims. (For example, current Protocol timelines are measured in working days and allow for significant more time to do investigations, while the Awaab’s Law consultation referred to calendar days — a discrepancy that could complicate compliance and claims handling.)
There’s also a risk that tenants could pursue separate claims under both the Protocol and Awaab’s Law simultaneously, doubling the administrative and legal burden on landlords already managing rising volumes of disrepair claims.
What practical issues do landlords need to address?
Several operational and resource challenges will need urgent attention:
- Contractor availability: Demand for repair services especially for damp, mould and condensation – will increase, while specialist contractors remain scarce.
- Property access: Gaining timely access for inspections and repairs continues to be a significant issue. While landlords could apply for access injunctions to prove attempted access, court delays and backlogs could create further issues.
- Temporary accommodation pressures: Emergency repairs and health and safety risks may require residents to be decanted. Increased use of temporary accommodation such as hotels could quickly escalate costs, including additional expenses for food, transport and pet care.
- Internal expertise and resources: Hazards such as noise, lighting or hygiene-related risks may sit outside existing repairs teams’ expertise, requiring housing officers or anti-social behaviours officers to develop new reporting and hazard assessment skills.
How can social landlords prepare now?
The sector has already made significant strides since the tragic death of Awaab Ishak, but as we move closer to October 2025, being proactive is essential. Although some uncertainty remains, here are some proactive steps social landlords can take ahead of October:
- Review and update internal policies – including complaints handling, responsive repairs, gaining access and decanting procedures.
- Build on positive improvements made – ensuring repair works are completed to a high standard and tenants feel listened to through effective, two-way communication.
- Check and enhance complaints processes – ensuring alignment with both the new Complaint Handling Code (statutory since April 2024) and anticipated requirements under Awaab’s Law.
- Review and adjust damages/compensation processes – making sure settlements reflect court and Ombudsman expectations.
- Invest in training – upskill teams on identifying and reporting HHSRS hazards and managing claims under the new timelines.
- Strengthen contractor networks – explore new partnerships and frameworks to expand repair capacity.
For more information
For more information, please contact Suzanne Gregson.