Awaabs Law and the HHSRS Hazards

Awaab’s Law – Making Homes Safer for Everyone

Awaab’s Law is a new housing regulation coming into force on 27 October 2025, designed to protect tenants from serious health and safety hazards in their homes. It is named in memory of Awaab Ishak, a two-year-old boy who tragically died in 2020 due to prolonged exposure to mould in his social housing property. His death highlighted the urgent need for stronger legal protections for tenants.

What Does Awaab’s Law Require?

Under Awaab’s Law, councils and housing associations must take swift and effective action when serious hazards are reported or identified. These include:

• Emergency Hazards (e.g. severe damp, unsafe electrics, fire risks): Must be investigated and made safe within 24 hours of being reported.

• Significant Hazards (e.g. mould, excess cold, structural issues): Must be investigated within 10 working days.

• Written Summaries: A summary of the investigation findings must be sent to tenants within 3 working days of the investigation concluding.

• Safety Works: If a hazard is confirmed, relevant safety work must begin within 5 working days. If work cannot start within that time, it must begin as soon as possible, and no later than 12 weeks.

• Alternative Accommodation: If the hazard cannot be resolved quickly, the landlord must provide suitable alternative accommodation at no cost to the tenant.

• Ongoing Communication: Tenants must be kept informed throughout the process, including advice on how to stay safe. Further information on Awaab's Law can be found here.

What Hazards Are Covered?

The law will be introduced in phases:

• Phase 1 (from 27 October 2025): Damp, mould, and emergency hazards.
• Phase 2 (from 30 November 2026): Additional hazards such as excess cold/heat, fire, electrical safety, and structural risks.
• Phase 3 (from 2027): All remaining hazards under the Housing Health and Safety Rating System (HHSRS), except overcrowding.

Social Housing Issue? Know your rights, know how to complain.

Everyone deserves a home that is safe, secure, and well maintained. If you live in social housing, your landlord is responsible for fixing issues, including damp and mould, leaks, broken locks or changes you need to your home if you’re disabled. They can also help with anti-social behaviour, like noisy neighbours. Know the steps to get an issue fixed.

Step 1. Report it to your landlord. Then, if it is not fixed.
Step 2. Complain through your landlord’s complaint process, and if you’re not happy with the final response from your landlord
Step 3. Escalate your complaint to the Housing Ombudsman. Advice about contacting the Housing Ombudsman.

The Housing Ombudsman is free to use, impartial, will investigate fairly and can order your landlord to take action. Once the Housing Ombudsman has ruled against a landlord, they must show they are taking action within 6–8 weeks. In 2023, the Housing Ombudsman ordered landlords to pay over £6m in compensation to residents. Know your rights, visit gov.uk/social-housing 

What This Means for You

We are committed to keeping your home safe and healthy. From October 2025, we will begin reporting monthly on our performance against these legal timeframes. If you report a hazard, you can expect:

• A prompt investigation
• Clear communication
• Timely repairs
• Support if your home becomes unsafe

The Housing Health and Safety Rating System

The HHSRS is a system used by councils to check that homes are safe and healthy to live in.

From 23 June 2026, the system has been simplified to make it easier for tenants and landlords to understand. There are now 21 types of hazards (reduced from 29)

Hazards are now rated as High, Medium, or Low instead of using complex letter bands.

High hazards are the most serious and must be fixed.
Medium and Low hazards are less severe but may still need action.