Awaab’s Law – Draft Guidance Issued for Social Landlords

By David Guy · 26 June 2025

Yesterday, the Government published the formal draft guidance for Awaab’s Law, designed to help social housing landlords, prepare ahead of the 27 October 2025 implementation date. The guidance clarifies exactly what we must do, when, how, and why, with legal, operational, and reputational consequences if you fail.

This isn’t just about compliance — it’s about protecting health, improving homes, and ensuring your governance, systems, services and people are ready.

What the Guidance Tells Us to Do

• Investigate emergency hazards within 24 hours of becoming aware, and complete safety works within 24 hours if confirmed.
• Investigate significant hazards (like serious mould) within 10 working days, and complete safety works within 5 days of that investigation ending.
• Provide tenants with a written summary of investigation findings within 3 working days of conclusion.
• Take proactive steps in working with your tenants to gain access to carry out investigations and repair work needed, evidencing everything you do.
• Offer suitable alternative accommodation where safety works cannot be completed within time.
• End the practice of blaming tenants’ “lifestyle” for damp and mould—it’s explicitly rejected in the guidance.

Implementation Timeline and Key Deadlines

27 October 2025 – Phase 1 begins: legal duties on damp, mould, and all emergency hazards.

2026 – Expansion to hazards including cold, heat, fire, electrical, hygiene, and falls.

2027 – Inclusion of all remaining HHSRS hazards (except overcrowding).

Every 5 years – mandatory review of the regulations.

Timeframes: Significant vs Emergency Hazards

Action	Significant Hazard	Emergency Hazard
Investigation	Within 10 working days	Within 24 hours
Safety Works	Within 5 working days after investigation	Within 24 hours after investigation
Written Summary to Tenant	Within 3 working days	Within 3 working days (if needed)
Supplementary Works	Start within 5 days, or take steps within 12 weeks	Same requirement applies
Alternative Accommodation	If not resolved in 5 working days	If not resolved in 24 hours

Why This Guidance Matters (And Who It’s For)

• It formalises legal duties implied into every tenancy agreement — so tenants can take legal action for breach.
• It reaffirms that tenant health is central emerging from Awaab Ishak’s avoidable death and tied directly to damp and mould risk.
• It places clear expectations on governance—internal policies, decisions, and records must align with ‘must’ vs ‘should’ language.

Where Your Organisation Will Be Under Pressure

• Operationally, your repairs, survey, scheduling, and customer teams will be stretched to meet fast-moving cases.
• Frontline staff—call handlers, housing officers, and operatives—must spot hazards, triage correctly, and know when time starts ticking.
• Client‑side teams must work closely with contractors, have robust access protocols, and turn data about vulnerabilities into timely action.
• Contractors and specialists must recognise hazards, report quickly, and deliver quality solutions without prompting.

Resident-Centric but Executive-Focussed

• The guidance is unambiguous: tenant health, dignity, and equality are at its heart.
• We must keep tenants informed in clear language, ensure accessibility and support, and act with empathy—not just efficiency.
• Management Boards, Cabinets, Executive Teams – all need to know: are we moving fast enough, but also respectfully? Are we giving tenants the customer experience and quality service the guidance demands?

The Risks if We Don’t Align

• Legal exposure: tenants can sue for breach of tenancy agreements.
• Ombudsman findings: maladministration could follow missed deadlines.
• Regulatory enforcement: non-compliance flags under Consumer Standards.
• Financial hit: compensation, rehousing costs, legal fees.
• Reputation risk: damage to public trust, media scrutiny, leadership scrutiny.

What You Should Be Asking Today

• Do our systems, staff, and contracts support 24 hr/10 day/5 day response timeframes?
• Can our case management systems log and evidence every step—triage, response, communication?
• Are your frontline teams empowered and trained to act quickly and compassionately?
• Can contractors meet the new standards and record information needed for compliance?
• Are we providing assurance at board level that resident safety is central—not just a checklist?

This draft guidance matters—it tells us exactly where we need to tighten systems, prioritise people, and demonstrate leadership. Yes, it’s about compliance—but ultimately, it’s about ensuring no tenant is ever again left living in harm’s way. Let’s not just meet legal requirements; let’s make homes healthier, safer, and more trusting for those we serve. Contact us today to find out how we can help you to prepare for Awaab’s law.