Awaab’s Law, what comes next, and why this is bigger than damp and mould

By Luke Beard · 19 March 2026

Estimated reading time: 5 minutes

There’s a risk at the moment that Awaab’s Law is being treated as a damp and mould problem.

It’s understandable, Phase 1 is focused there, and that’s where most of the operational pressure is right now. But if that’s how it’s framed internally, it will cause problems later.

Because Awaab’s Law, introduced through the Social Housing (Regulation) Act 2023, is really the starting point for something much bigger. Attention is already shifting to the next phase of implementation (the expected extension of Awaab’s Law to wider hazards). That’s where this moves from a damp and mould issue to a full hazard management challenge.

Where most organisations are now, on Awaab’s Law

A lot of landlords have spent the last 12–18 months getting their approach to damp and mould into a better place. That usually means:

• clearer processes for logging and triaging cases
• better tracking (or at least an attempt at it)
• more visibility at senior level
• and a push on resident communication

Some have done this well. Others are still relying on workarounds and manual tracking. But either way, most of the focus has been on getting through the first stage of implementation.

The bit that’s being underestimated

Awaab’s Law only really works because of the Housing Health and Safety Rating System (HHSRS).

HHSRS is what defines what a hazard is. Awaab’s Law is what will attach timeframes to dealing with it.

So when the next phase of implementation comes in, and all the indications are that it will widen beyond damp and mould, what that really means is: more HHSRS hazards becoming time-bound compliance issues

Not just damp and mould, but things like:

• excess cold
• ventilation issues
• potentially structural risks

That’s a very different operational challenge.

HHSRS isn’t going away — it’s becoming more important

There’s sometimes a perception that HHSRS might be replaced or simplified out of existence. That’s not what’s happening. It’s being updated because, in its current form, it’s:

• too complex
• inconsistently applied
• and not well embedded outside of specialist roles

But the core of it, particularly Category 1 hazards, is staying. If anything, HHSRS is about to become more central, not less.

This isn’t just an England story

Awaab’s Law applies in England, but the direction of travel isn’t unique.

In Wales, the Renting Homes (Wales) Act 2016 already puts clear obligations on landlords to ensure homes are fit for human habitation, including around damp, mould and excess cold.

In Scotland, standards like the Scottish Housing Quality Standard and energy efficiency requirements are pushing in the same direction — particularly around condition, heating and tenant safety.

Different frameworks, but a similar expectation: identify issues earlier, act faster, and be able to evidence it.

Multiple issues, one property

The big shift isn’t just more cases — it’s more complexity. Damp and mould rarely sit in isolation. Neither do most other hazards. As Awaab’s Law extends to wider hazards, you’ll be dealing with:

• several issues in the same home
• different risk levels
• different types of work needed

That doesn’t fit neatly into most current repairs processes.

You can’t just rely on residents to tell you

A lot of current activity is still complaint-led. That won’t hold up when more hazards sit within scope and timeframes tighten. There’s an expectation building that landlords:

• understand their stock
• know where the risks are
• and act before things escalate

That’s a different level of maturity.

Stock Data becomes critical (whether systems are ready or not)
Most organisations don’t have a clean, joined-up view of:

• stock condition
• live hazards
• and repair activity

That’s manageable when you’re dealing with one issue type. It becomes a problem when you’re trying to track multiple hazards, across multiple properties, against defined timeframes.

Scrutiny is only going one way

The Regulator of Social Housing has already shifted tone. As Awaab’s Law moves into the next phase of implementation, expect:

• more inspection
• deeper questioning
• and a stronger expectation that you can evidence decisions and actions

Good intentions won’t be enough, you’ll need to show what’s actually happening.

So what should you be doing now?
If the first stage has been about getting something in place, the next phase will test whether it actually holds up.

A few things worth testing internally:

• Can we handle significantly more cases without losing control?
• Can we manage more than one hazard in a single property?
• Do we actually understand our highest-risk homes?
• Can we evidence timelines and decisions clearly?

And probably the biggest one:

• Are we still treating this as a repairs issue, or a wider risk and assurance issue?

The bottom line

Awaab’s Law has forced a shift in how quickly landlords respond to damp and mould. The next phase of implementation, extending Awaab’s Law to wider hazards, will shift expectations again. This time, it’s about how well landlords understand and manage risk across their homes.

That’s not a small step up. It’s a different way of operating.

The organisations that recognise that now will be in a much stronger position when it lands. Those that don’t will find that what worked for damp and mould doesn’t scale.

Phase 1 is about putting something in place. The next phase will test whether it actually works.

If you’d like to discuss Awaab’s Law, and the challenges you and your organisation need to navigate, contact Luke Beard using the button below.

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