Awaab’s Law forcing social landlords to repair unfit homes comes into force today

The first phase of Awaab’s Law comes into force today. It will force social landlords to take urgent action to fix dangerous homes for all four million of England’s social rented homes (Connexus, Bromford, Wrekin, etc.). If social landlords can’t meet new deadlines, they will be obliged to offer alternative accommodation. If they fail, tenants can take legal action against for the landlord for breach of contract. They can also make a claim via a complaints procedure.

It is time for all housing to be fit to live in, whether it is in the social sector or privately rented. If people live in decent housing, they are healthier, they work more effectively and are happier. Surely that is not an overly ambitious target.

Awaab’s Law (in force from 27 October 2025) gives social landlords strict repair deadlines. It initially covers damp and mould, expanding in 2026 to key health hazards (e.g. cold, heat, fire, electrics) and by 2027 to all remaining hazards except overcrowding. That omission is a shame.

Hazards are defined by the Housing Health and Safety Rating System. See below.

Landlords must from today investigate significant damp and mould within 10 working days of being notified and then make properties safe in five working days. They must also send the findings to tenants within three working days of inspection. 

This is great news. Tracey Huffer and I campaigned against black mould in late 2022 and early 2023, when I said “It’s time to make black mould history”. At last, we can make black mould history for social tenants but not yet for private tenants.

The government is introducing a Renters’ Rights Bill will is expected to bring private tenants’ rights closer to those in social housing. The bill is in the later stages of progressing through parliament, awaiting Royal Assent. It seems likely there will be a staged rollout like Awaab’s Law, beginning next year.

Household hazards

These sections are written with the help of ChatGPT 5.0.

The Housing Health and Safety Rating System (HHSRS) — set out in Part 1 of the Housing Act 2004 — covers 29 categories of housing hazard grouped into four broad bands:

Physiological Requirements

  1. Damp and mould growth
  2. Excess cold
  3. Excess heat
  4. Asbestos and manufactured mineral fibres
  5. Biocides (e.g. chemicals used to treat timber, pests)
  6. Carbon monoxide and fuel combustion products
  7. Lead
  8. Radiation (e.g. radon gas)
  9. Uncombusted fuel gas
  10. Volatile organic compounds (VOCs)

Psychological Requirements

  1. Crowding and space
  2. Entry by intruders (security)
  3. Lighting
  4. Noise

Protection Against Infection

  1. Domestic hygiene, pests and refuse
  2. Food safety
  3. Personal hygiene, sanitation and drainage
  4. Water supply (for domestic purpose)

Protection Against Accidents

  1. Falls associated with baths etc.
  2. Falls on the level (surfaces, paths)
  3. Falls on stairs and steps
  4. Falls between levels (e.g. from windows, balconies)
  5. Electrical hazards
  6. Fire
  7. Flames, hot surfaces etc.
  8. Collision and entrapment
  9. Explosions
  10. Position and operability of amenities (e.g. awkward access)
  11. Structural collapse and falling elements

Each hazard is assessed for likelihood and severity of harm, leading to a Category 1 (serious) or Category 2 (less serious) rating. Local authorities must take action where Category 1 hazards are found (e.g. Improvement Notice, Prohibition Order).

Renters Rights Bill

(Guide to bill.)

  • Abolishes Section 21 and moves all assured tenancies to open-ended periodic ones; landlords must use statutory grounds to regain possession.
  • Fairer possession grounds & safeguards (e.g., extra protections where landlord is selling or moving in; tribunal check on above-market “backdoor” rent hikes).
  • Private Rented Sector Ombudsman with binding redress, and a PRS Database/portal that landlords must join (linked to use of some possession grounds).
  • Decent Homes Standard applied to the PRS, plus Awaab’s Law extended to PRS (fixed timeframes to make homes safe from serious hazards).
  • Bans rental bidding above the advertised price and curbs large rent-in-advance demands (amends Tenant Fees Act 2019).
  • Anti-discrimination rules: unlawful to refuse renters because of benefits or children.
  • Pets: tenants get a right to request; landlords can’t unreasonably refuse and may require pet-damage insurance.
  • Stronger local-authority enforcement (wider investigatory powers; expanded civil penalties) and tougher rent-repayment orders.