Preparing for Awaab’s Law: A Practical Guide to UK Social Housing Compliance
The introduction of Awaab’s Law marks a defining moment for the UK’s social housing sector. Introduced after the tragic death of two-year-old Awaab Ishak, the law sets legally binding deadlines for investigating and resolving damp, mould and other health and safety hazards. This updated guide explains what Awaab’s Law requires, the key compliance deadlines and how housing providers can modernise processes, improve responsiveness and protect residents.
2026 Status Update: As of October 2025, Awaab’s law is legally enforceable. Social housing providers must now meet the 24-hour emergency repair deadline and prepare for the 2026/27 expansion covering all 29 HHSRS hazards.
This isn’t about making systems digital. It’s about making digital systems responsible, responsive and ready for regulation.
Get your free Awaab’s law readiness checklist
What is Awaab’s Law?
In December 2020, two-year-old Awaab Ishak died from respiratory issues caused by prolonged exposure to black mould in his home. His family had repeatedly reported the problem to their social housing provider, who failed to take action to resolve it. Since then, campaigners have called for stronger protections for people living in social housing.
In response to Awaab’s death, Section 42 of the Social Housing (Regulation) Act 2023 introduced Awaab’s Law, setting legally binding timeframes for social landlords to investigate and resolve health and safety hazards. Landlords must act quickly on issues such as damp and mould, with clear deadlines for assessment, communication and repair. The regulations also extend to other risks including structural faults, electrical hazards, poor ventilation and unsafe stairways.
The legislation not only demands swift action but also calls for clear and transparent processes. For housing providers, this is more than a regulatory obligation – it is a systems-wide challenge. The government’s official Awaab’s Law guidance for social landlords sets out the required investigation and repair timeframes in full.
Does Awaabs’ Law apply to private landlords?
With the passing of the Renters’ Rights Act 2025, Awaab’s Law standards are not being extended to the Private Rented Sector (PRS). Private landlords and agents must now align with the same 24-hour and 10-day investigation timelines previously only applicable to social housing.
Why disconnected systems risk non-compliance
Most organisations are already working within complex digital ecosystems, often comprising a patchwork of housing management systems (HMS), repairs platforms, CRM tools and contractor portals. These systems rarely work in harmony. Instead, they create silos, manual processes and communication breakdowns, making it difficult to act quickly and decisively when tenant health is at stake.
“The real demand of Awaab’s Law is cultural. It requires a sector-wide transition from being reactive to becoming truly proactive. Instead of waiting for tenants to report issues, housing providers can proactively ask tenants questions, monitor properties and identify potential hazards early. Embedding early detection, consistent monitoring and fast, documented action into their day-to-day operations is key.”
Josh Mallender
Account Manager
Yet achieving this shift isn’t simply a matter of changing mindset – it requires addressing the technological foundations that support housing operations.
This fragmentation is where the greatest risk lies under Awaab’s Law. Disconnected systems can lead to missed reports, delayed actions, poor visibility and ultimately, non-compliance.
In 2026, the risk isn’t just falling behind. It now includes the legal cost of tenants suing for breach of contract due to missed 24-hour windows. This is where low code solutions like Tenant Hub shine – giving housing providers the ability to bridge existing legacy systems quickly – to capture the evidence required for the 3-day written summary rule.
High-level Awaab’s law process map in Liberty Spark
Awaab’s Law timescales (2025-2027)
The journey to Awaab’s Law began in November 2022 with the release of the coroner’s report into the death of Awaab Ishak. The campaign for change gained momentum quickly and below are the key deadlines and timelines related to the implementation of Awaab’s Law:
-
October 2025: Enforcement began for damp, mould and emergency hazards.
-
2026 Expansion: Mandatory timeframes now apply to broader HHSRS categories including Excess Cold, Fire Safety and Electrical Hazards.
-
By 2027: Phase 3 is expected to cover almost all remaining hazards listed under the Housing Health and Safety Rating System (HHSRS) for social housing.
This evolving framework is not just about enforcement – it comes with real legal, financial, reputational and operational consequences. Providers could face forced repairs, compensation claims, legal costs and increased scrutiny.
Even a relatively small number of claims can lead to six-figure liabilities when factoring in disrepair payouts, legal fees, repair costs and regulatory penalties.
How to remain compliant with Awaab’s Law
Since October 2025, social housing landlords have been legally required to investigate and resolve dangerous damp, mould and emergency hazards within 24 hours. Failure to comply with this legislation will result in court action.
For social housing providers, this marks a significant shift in expectations and requirements. While asking the right questions is important, housing teams should also actively engage tenants to identify issues before they escalate. Finding the right tools and systems to help you remain compliant with Awaab’s Law can be difficult:
-
Are we capturing and prioritising every tenant report?
-
Where are our workflow gaps or manual handovers?
-
Can our systems support 24-hour emergency response times – without overwhelming teams?
The reality for many providers is that existing housing management systems (HMS) do not work in isolation. You might be using one platform for case management, another for repairs and a third for tenant communication. Manual handovers between departments or delayed data entries only exacerbate the issue.
But here’s the good news – remaining compliant with Awaab’s Law doesn’t mean starting from scratch. Tools like Liberty for Housing integrate existing systems and enable a proactive approach, ensuring tenant safety is prioritised.
The costs of inaction
The Courts are already awarding thousands, sometimes tens of thousands, in compensation to tenants. Common disrepair case awards can range from £500 to over £100,000, depending on the severity, health impact and duration of exposure.
Beyond the financial cost, non-compliance affects:
-
Staff capacity and morale
-
Operational planning
-
Public trust and brand reputation.
Without digital systems to support a more intelligent, connected and responsive approach, this cycle will only intensify.
Be prepared for Awaab’s Law with Liberty for Housing
At Netcall, we believe that remaining compliant with Awaab’s Law is about bridging the gaps rather than ripping out and replacing core systems that are already working. Liberty for Housing acts as the intelligent layer between your existing systems, transforming fragmented processes into a unified, automated and fully auditable journey.
Here’s how Liberty for Housing supports you to be compliant with Awaab’s Law:
-
Here’s how Liberty for Housing supports you to be compliant with Awaab’s Law:
-
A tenant reports mould through a self-service portal
-
Liberty for Housing then triages the case, prioritises it and triggers the correct repair workflow automatically
-
Internal teams and contractors are notified in real-time
-
Tenants receive regular updates, reducing complaints while building trust and tenant engagement
-
Dashboards give managers a live view of SLA performance and risk areas – allowing for preventative action.
The Liberty platform connects your housing management systems, repair tools, contractor portals and communication platforms into one seamless process, without the need for a full system replacement.
Ready to prepare for Awaab’s Law?
Awaab’s Law is not simply a compliance exercise. It’s a wake-up call (and an opportunity) for housing providers to rethink how they serve, support and protect their residents. By proactively engaging tenants, embracing automation, integration, and data transparency, providers can shift from crisis management to continuous improvement.
At Netcall, we work in close partnership with housing and care providers to deliver tailored solutions that are practical, sustainable and fully aligned to operational goals. Through workshops, system mapping and consultancy, we help to identify where you are today, uncover the gaps and co-design the path forward. One that puts tenant safety, trust and service at the centre.
FAQ’s
What is Awaab’s Law?
Awaab’s Law is a legal requirement under the Social Housing (Regulation) Act 2023 that obliges social landlords to investigate and resolve damp, mould and serious hazards within strict timeframes.
Who does Awaab’s Law apply to?
It applies to social housing providers in England and Wales, including councils and housing associations. And now also applies to private landlords and agents which must now align with the same 24-hour and 10-day investigation timelines.
What are the response times under Awaab’s Law?
Landlords must assess and act on dangerous damp, mould and emergency hazards within 24 hours, with repairs completed within the required regulatory timescales. As of 2026, social landlords must follow a 24-10-3-5 rule for hazards:
24 Hours: Max time to investigate and ‘make safe’ any emergency hazard (imminent risk).
10 Working Days: Max time to investigate a significant hazard (such as damp, mould and now excess cold or fire risks).
3 Working Days: Max time to provide the tenant with a written summary of the investigation findings.
5 Working Days: Max time to begin remedial safety works if a significant hazard is found.
Does Awaab's law cover more than just damp and mould now?
Yes. While Phase 1 focused on damp and mould, Phase 2 (2026) has expanded the law’s scope. It now includes 24-hour and 10-day requirements for hazards such as excess cold, fire safety, electrical risks and structural collapse. By 2027, the law will encompass nearly all 29 HHSRS hazards.
What happens if a landlord misses a deadline?
Under the Social Housing (Regulation) Act, these timeframes are implied terms in tenancy agreements. This means tenants have the right to take legal action for breach of contract if deadlines are missed – which can lead to court-ordered repairs and compensation.
When does Awaab’s Law take effect?
Phase 1 took effect in October 2025, with further phases expanding the scope of hazards in 2026 and 2027.
What happens if a landlord doesn’t comply with Awaab’s Law?
Non-compliance can result in legal action, compensation claims, forced repairs and regulatory enforcement, as well as reputational damage.
Is there an Awaab’s Law readiness checklist I can use?
Yes. You can download a free checklist to assess compliance and identify gaps in processes and systems.
Speak to our housing specialists today.
About the author
Josh Mallender
Account Manager
A dedicated professional with a diverse background in the UK housing sector. Earned a degree in Economics from Nottingham Trent University. Over the years, Josh has gained valuable experience working with local authorities and housing associations, focusing on tenant engagement and sustainable tenancies. In previous roles, providing payment options and income maximisation solutions to this sector, Josh is committed to improving tenancy sustainment within housing communities across the UK.