Awaab’s Law

Named after two-year-old Awaab Ishak, who tragically died in 2020 due to a severe respiratory condition caused by prolonged exposure to mould in his home, the law aims to prevent such tragedies by ensuring timely action. 

It sets clear legal obligations for social housing providers to address dangerous health hazards swiftly, helping guarantee that all tenants live in safe, decent, and healthy homes. 

When the law takes effect

Awaab's Law is being introduced in phases, with the first phase active from 27 October 2025. 

• Phase 1 (from October 2025): Focuses on significant damp and mould hazards, along with all emergency hazards.
• Phase 2 (2026): Expands to include a wider range of health hazards.
• Phase 3 (2027): Covers all remaining hazards identified by the Housing Health and Safety Rating System (HHSRS) except overcrowding. 

What the law means for you

As a council tenant, you have new legal protections and stronger rights under Awaab's Law. If your home has a potential hazard, the council must now follow specific timescales. 

1. Report the issue: contact us as soon as you notice a potential hazard in your home.

• Please report damp and mould by either:
  • Completing our online e-form
  • Reporting it through our resident portal
  • Calling our customer resolution centre on 0208 496 3000
• Please report possible emergency hazards by:
  • Calling our customer resolution centre on 0208 496 3000
• Please report routine repair issues by:
  • Reporting it through our resident portal
  • Calling our customer resolution centre on 0208 496 3000

2. Provide details: Give us as much information as possible, including the location and a description of the issue. You can also submit photos to help our team assess the situation.
3. Initial triaging and categorisation: We will consider your request to assess if it is a potential significant or emergency hazard. If it is, we will complete an investigation.
4. An investigation: Once we are aware of a potential hazard, we have 10 working days to investigate. For emergencies that pose an imminent and serious risk, we will respond within 24 hours to make it safe. Under Awaab’s Law, there are four key types of investigations:

• Standard investigations – the investigations required within 10 working days of becoming aware of a potential hazard. Standard investigations may be conducted either remotely or in person.
• Emergency investigations – required if landlords believe that there is an emergency hazard affecting the social home. They must take place within 24 hours. Emergency investigations can be conducted remotely; however, in some cases, an in-person inspection may be necessary to fully assess the severity and underlying cause of the issue.
• Renewed investigations – take place if (after a standard or emergency investigation) a tenant specifically requests an in-person investigation. They must take place within 10 working days of being requested.
• Further investigations – may be required to determine the works required to prevent a hazard from recurring. These investigations must be completed as soon as reasonably practicable.

5. Receive a report: Within 3 working days of the investigation, we will send you a written summary of our findings. This will confirm if a hazard was found and outline the necessary next steps. (If all required works are completed to rectify the significant or emergency hazard before the end of the 3 working day period, a written summary is not required.)  

• Repairs begin: If the investigation identifies a significant damp and mould hazard, we will undertake any relevant safety work within 5 working days of the investigation. If immediate permanent repairs are not possible, we will take temporary measures to make your home safe.
• Supplementary preventative works: If the investigation identifies a significant or emergency hazard, we will begin, or take steps to begin, any supplementary preventative work to prevent the hazard from recurring. If steps cannot be taken to begin work in 5 working days (for example, due to the availability of materials or specialist contractors) this must be done as soon as possible, and work must be physically started within 12 weeks.
• Alternative accommodation: If your home cannot be made safe within the set timescales, we will offer and pay for suitable alternative accommodation until the repairs are completed.
• Keeping you updated: We will keep you updated throughout the process and provide information on how to keep safe.  

While the council is responsible for rectifying hazards, your cooperation is essential:  

• Allow access: Please provide access to your home for inspections and repair work. This is a requirement in the terms and conditions of your tenancy agreement.
• Follow guidance: Follow any advice given by our teams to help prevent or mitigate issues, such as properly using ventilation systems. 

If you don’t think we have complied with the requirements of Awaab’s Law, your options for escalating a complaint include:  

• First, follow our official complaints procedure. 
• If the issue is not resolved, you can escalate your complaint to the Housing Ombudsman for an independent review.
• For breaches of contract resulting from a failure to comply with Awaab's Law, you can take legal action against the council. The government guidance encourages tenants to try and resolve concerns through a landlord’s formal complaints procedure in the first instance, as it is likely to save both time and costs for both parties.