Introduction

This blog draws on official UK Government guidance on Awaab’s Law and commentary from Ward Hadaway housing compliance experts, providing a clear, practical overview of what the new legislation means for social landlords and tenants. It summarises the key regulatory expectations, timelines, and operational steps housing associations must take to ensure compliance - for a practical guide with detailed timelines and how to comply with confidence, please see our Awaab’s Law Playbook. Designed for housing leaders and repair professionals, this summary article translates the legal guidance into actionable insight for real-world implementation.

Background and Context

Awaab’s Law was introduced after the tragic death of two-year-old Awaab Ishak, who died in 2020 from respiratory failure caused by prolonged mould exposure in his home in Rochdale.

The inquest exposed serious failings in how damp and mould complaints were handled, prompting urgent reform.

Now enshrined within the Social Housing (Regulation) Act 2023, Awaab’s Law requires social landlords to act within prescribed timeframes when health-related housing hazards are reported.

It establishes the principle that every tenant has the right to a safe, warm, and healthy home - and places new expectations on governance, responsiveness, and record-keeping.

Who Is Impacted and What Are the Requirements

Awaab’s Law applies to all registered social housing providers, including local authorities, ALMOs, and housing associations.

The Government’s forthcoming regulations will set out legally binding timeframes for inspection, repair, and follow-up.

Key compliance requirements include:

• Prompt investigation and repair of reported damp and mould.

• Structured triage and escalation procedures to identify and prioritise “significant” and “emergency” cases quickly.

• Immediate action where an “emergency hazard” poses an imminent and significant risk of harm (within 24 hours).

• “Significant hazards” to be investigated within 14 working days and made safe within 7 working days of the investigation.

• Communicate with tenants and provide a summary of findings and required repair process (within 3 days).

• Accurate records of all communications, inspections, and contractor visits.

• Board-level oversight and assurance reporting to demonstrate compliance.

Failure to comply may lead to Housing Ombudsman investigations, regulatory downgrades, and potential legal action from tenants for breach of contract.

What It Means for Landlords

For housing association leaders - COOs, Directors of Housing, Heads of Repairs & Maintenance, and Compliance managers — Awaab’s Law reframes damp and mould management as a compliance and governance issue, not just a repairs task.

To prepare, landlords should:

1. Implement a structured triage process to classify “significant” or “emergency” hazards.

2. Capture accurate property and resident data, including vulnerability and health impacts.

3. Evidence due diligence through transparent reporting and accessible case histories.

4. Train staff and contractors to recognise risk and document every action.

5. Adopt technology to automate & improve communication - the right technology can deliver automated triage systems, improved tenant communication, and streamline repairs workflows.

Awaab’s Law requires a culture shift: from reactive maintenance to proactive, data-driven housing management supported by strong governance.

What It Means for Tenants

For residents, Awaab’s Law creates a legal right to timely action when damp and mould affect their health or safety.

Tenants can expect:

• Faster inspections and repairs

• Clear and prompt communication on next steps

• “Significant hazards” to be investigated and repaired within a maximum of 15 working days (this includes 10 working days to make the investigation and 5 working days to make the property safe)

• Escalation routes via the Housing Ombudsman if standards aren’t met

Residents are encouraged to report issues early and share supporting information (photos, medical notes, or environmental readings) to help landlords triage effectively.

Compliance as an Opportunity

Getting Awaab’s Law right goes beyond avoiding fines or reputational damage.

For housing associations, it’s a chance to rebuild resident trust, improve operational efficiency, and demonstrate governance excellence to the regulator.

Digital workflows, analytics, and structured triage frameworks which make it possible to manage compliance at scale - clearing backlogs, protecting residents, and providing real-time assurance to boards.

How Alix Helps

Project Alix’s Damp & Mould Module is designed to help housing providers achieve Awaab’s Law compliance with confidence.

Our platform enables teams to:

• Log and triage damp & mould cases consistently based on AI-enabled Whatsapp communication with residents

• Capture resident vulnerabilities and health data securely

• Automate reporting and communication with residents to adhere to regulatory requirements and provide an audit-trail of repairs activities

• Empower field teams with structured workflows and follow-up reminders

Result: safer homes, stronger governance, and renewed trust between landlords and residents.

To learn more about how Project Alix can help you comply with Awaab’s Law with confidence, book a free consultation here.