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 wo-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.
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?
At present, Awaab’s Law only applies to social housing. However, it reflects a broader shift towards stronger regulation across the rental sector, with a growing focus on tenant health and safety. Private landlords are not currently affected but should consider proactive tenant engagement to prepare for potential future requirements.
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 Mellander
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.
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. And with the legislation entering enforcement stages from October 2025 – with 24-hour repair requirements and escalating coverage of health risks – providers must act fast.
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:
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July 2023: Awaab’s Law included in the Social Housing (Regulation) Act
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October 2025: Phase 1 came into force. Social landlords must comply with new legally binding duties to investigate and remedy serious damp and mould hazards (and all emergency hazards) within specified timeframes.
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From 2026: Phase 2 begins – the scope widens to include additional hazards such as excess cold/heat, falls, structural risks, fire and electrical hazards.
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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
From October 2025, social housing landlords will be 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:
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Are we capturing and prioritising every tenant report?
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Where are our workflow gaps or manual handovers?
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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:
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Staff capacity and morale
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Operational planning
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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:
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Here’s how Liberty for Housing supports you to be compliant with Awaab’s Law:
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A tenant reports mould through a self-service portal
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Liberty for Housing then triages the case, prioritises it and triggers the correct repair workflow automatically
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Internal teams and contractors are notified in real-time
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Tenants receive regular updates, reducing complaints while building trust and tenant engagement
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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?
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.
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. LINK to checklist here please
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.