In October 2025, Awaab’s Law will come into force, marking a watershed moment for social housing in the UK. Named in memory of Awaab Ishak, a two-year-old boy whose tragic death was linked to prolonged exposure to damp and mould in his social housing flat, this law places stringent new obligations on Registered Social Landlords (RSLs) to address damp and mould hazards within strict timeframes.
The implications are significant: housing providers must now act swiftly, or they risk serious financial and reputational consequences. The latest English Housing Survey found that damp problems were present in 7% of social homes in 2023-24, marking a three-percentage-point rise since 2019 and the largest increase across all housing tenures【1】.
So, what does Awaab’s Law mean for your Housing Association, and how can you ensure compliance?
The New Legal Landscape for Social Housing Providers
The Law enforces clear response deadlines for resolving damp and mould issues.【2】 This is a fundamental shift from previous guidance-based approaches to a legally binding duty. It builds on the Housing Health and Safety Rating System (HHSRS), which classifies excessive damp and mould as ‘Category 1’ hazards – meaning properties suffering from these issues are legally deemed ‘non-decent’ and unfit for habitation.【3】
Further reinforcing this, the UK Government’s guidance on damp and mould for rented housing providers outlines the serious health risks associated with prolonged exposure, particularly for vulnerable tenants, and provides a framework for landlords to identify, address, and prevent damp and mould issues.【4】
Social landlords must assess, mitigate, and eliminate damp proactively and mould risks before they escalate into a crisis. The days of slow-moving investigations and delayed remedial works are over.
Why Proactive HHSRS Risk Assessments Are Critical
With the increased scrutiny that Awaab’s Law brings, Housing Health and Safety Rating System (HHSRS) risk assessments must become standard practice, not just a reactive measure【3】. This system evaluates hazards, factoring in the likelihood of harm to occupants and the severity of potential health impacts.
Key steps for RSLs include:
- Regular Property Inspections – Identifying early signs of damp, condensation, and structural vulnerabilities before tenants lodge complaints.
- HHSRS Compliance Audits – Ensuring properties meet safety standards and promptly addressing Category 1 hazards.
- Tenant Engagement – Educating residents on reporting issues early and providing effective ventilation solutions to reduce moisture build-up.
- Data-Driven Maintenance – Using digital tools to track damp and mould trends across housing stock and prioritise interventions efficiently.
From Compliance to Competitive Advantage
For Registered Social Landlords, meeting Awaab’s Law requirements should not be seen as a burden but as a benchmark for excellence. Ensuring homes are safe, dry, and habitable is a fundamental duty, and those who lead in proactive maintenance strategies will not only comply with the law but set themselves apart as responsible landlords.
As I explored in my recent article series on damp and mould in social housing:
- The Dangers of Poor Ventilation and Mould and Damp in Social Housing – Identifying root causes is critical.
- Tackling Damp and Mould: Practical Solutions for Social Housing Landlords – A proactive maintenance strategy is key.
- Why Proactive Maintenance Matters in Social Housing – Preventative action saves costs and improves tenant wellbeing.
A Moral Obligation Beyond Compliance
Beyond the legal obligations, social landlords have a fundamental duty of care to protect tenants from harmful living conditions. A home is not just a physical structure—it is where families grow, children thrive, and communities flourish. No tenant should endure the devastating consequences of damp and mould, and no child should suffer due to neglect in property maintenance.
The UK Government’s guidance on damp and mould risks stresses that landlords must not blame tenants for damp and mould issues but instead take active responsibility for maintaining safe living conditions.【4】
Awaab’s tragic death was a preventable loss. His story must serve as a wake-up call for the sector to prioritise tenant wellbeing over cost-cutting and bureaucracy. Investing in proactive maintenance is not just about compliance—it’s about doing the right thing. As custodians of social housing, we all have a responsibility to ensure every tenant lives in a safe, secure home and free from avoidable health hazards.
Final Thoughts: Are You Prepared?
With rising damp and mould cases and a growing focus on housing conditions, the countdown to Awaab’s Law is on. The question for RSLs is not whether to comply but how to ensure compliance most effectively and sustainably.
At @Westbury FM, we work with housing providers to implement proactive property maintenance solutions, ensuring homes remain safe, dry, and fit for living. If you need guidance on preparing for Awaab’s Law, we are here to help.
Let’s not wait for legal enforcement to drive change—let’s take the lead in delivering safer, healthier homes for the communities we serve.
Join the conversation—how is your organisation preparing for Awaab’s Law?
#SocialHousing #AwaabsLaw #HHSRS #DampAndMould #HousingSafety #PropertyMaintenance
References
- English Housing Survey 2022 to 2023: Housing Quality and Condition – Gov.uk. Available here
- Awaab’s Law Coming into Force – What it Means for Housing Providers – Construction Management. Available here
- Housing Health and Safety Rating System (HHSRS): Guidance for Landlords and Property-Related Professionals – Gov.uk. Available here
- Damp and Mould: Understanding and Addressing the Health Risks for Rented Housing Providers – Gov.uk. Available here.
Thanks for reading,
Sonia Murton – Westbury FM – sonia.murton@westburyfm.co.uk
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