New Awaab’s Law forces landlords to fix mould and hazards in 24 hours or face court

Monday, 27 October 2025 08:28

By David Murphy

Awaab Ishak (left) who died from mould in his Rochdale flat

Landmark rules come into force in memory of Rochdale toddler Awaab Ishak who died from mould exposure

Millions of tenants across England are now protected under new social housing laws brought in following the death of two-year-old Awaab Ishak in Rochdale.

From today, Monday 27 October, social landlords are legally required to fix emergency health and safety issues within 24 hours, and address serious damp and mould within 10 working days. The changes form the first phase of “Awaab’s Law”, named in honour of the toddler who died in December 2020 after prolonged exposure to mould in his family’s flat.

Under the new rules, landlords must:

Fix emergency hazards within 24 hours of being reported
Investigate reports of significant damp and mould within 10 working days
Make affected properties safe within five working days
Provide written findings to tenants within three days of inspection

The law also introduces protections for vulnerable tenants, such as those with children, disabilities or long-term health conditions. If a home cannot be made safe in time, suitable alternative accommodation must be provided.

Tenants now have the power to take landlords to court if these legal duties are not met. Landlords who breach the rules risk compensation orders, legal costs, and loss of rent for leaving homes uninhabitable.

Housing Secretary Steve Reed said: “Everyone deserves a safe and decent home to live in and Awaab Ishak is a powerful reminder of how this can sadly be a matter of life or death.

“Awaab’s family has fought hard for change and their work to protect millions of tenants’ lives will live on as a legacy to their son.”

The Government also launched a £1 million Social Housing Innovation Fund to support new ideas for tenant engagement. Individual projects can apply for up to £100,000 to help tenants better communicate with landlords and influence how their homes are managed.

Ideas could include online platforms, digital campaigns, or recruiting support staff to assist tenants with complaints or housing issues.

More reforms under Awaab’s Law are scheduled for 2026 and 2027, covering hazards such as excessive cold, fire risks, and hygiene. The Government has also committed to extending these protections to private renters via the upcoming Renters’ Rights Bill, which passed through Parliament on 22 October.

New rules on electrical safety in social homes will also begin from 1 November 2025, starting with new tenancies and extending to all existing social housing by 2026. These will require landlords to carry out full electrical checks at least every five years and ensure all appliances they provide are safe.

Failure to comply will result in fines of up to £40,000.

Awaab’s Law is part of wider reforms introduced through the Social Housing (Regulation) Act 2023, which aims to rebalance the power between landlords and tenants and ensure safe, decent living conditions.

Gavin Smart, Chief Executive of the Chartered Institute of Housing, said the new law “provides an important framework for addressing serious health and safety concerns, beginning with damp and mould.”

Kate Henderson, Chief Executive of the National Housing Federation, said: “We have supported this law from the beginning and have worked closely with the Government to ensure its introduction will provide the most positive outcomes for residents.

“These reforms… will ease overcrowding pressures, which are a major contributor to damp and mould, and get to the root of addressing the housing crisis once and for all.”