Awaabs Law and the HHSRS Hazards

Awaab's Law: Your Right to a Safe and Healthy Home

Awaab's Law is legislation designed to ensure social housing tenants live in safe, healthy homes and that landlords take prompt action when serious health and safety hazards are reported.

The law is named in memory of Awaab Ishak, a two-year-old boy who tragically died in 2020 following prolonged exposure to mould in his home. His death highlighted the need for stronger legal protections and clearer responsibilities for social landlords.

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. This includes:

• Emergency Hazards (such as severe damp and mould, dangerous electrical faults, gas issues, or serious fire risks): We must investigate and take action to make the situation safe within 24 hours where there is an imminent risk to health or safety.
• Significant Hazards: We must investigate reported hazards within 10 working days of the issue being reported and assess any risk to the health and wellbeing of those living in the home.
• Written Outcomes: Following an investigation, we will provide tenants with a written summary of our findings and any actions required within 3 working days of the investigation being completed.
• Safety Works and Repairs: Where a hazard is identified, work to remove or reduce the risk must begin within 5 working days. If this is not reasonably practicable, we will explain why and begin works as soon as possible, and no later than 12 weeks from identifying the hazard.
• Alternative Accommodation: Where a hazard presents a significant risk and cannot be resolved within the required timescales, suitable alternative accommodation will be provided where necessary.
• Ongoing Communication: Tenants will be kept informed throughout the process, including updates on actions being taken, expected timescales, and advice on staying safe while any issues are being resolved.

What Hazards Are Covered?

Awaab's Law is being introduced in phases and now covers a wider range of housing hazards.

Since October 2025

• Damp and mould hazards.
• Emergency repairs associated with serious risks to health and safety.

From 30 November 2026

Additional hazards are now covered, including:

• Excess cold and excess heat.
• Fire hazards.
• Electrical hazards.
• Structural collapse and falling elements.
• Explosions.
• Carbon monoxide and fuel combustion risks.
• Domestic hygiene, pests and refuse.
• Food safety hazards.
• Personal hygiene, sanitation and drainage issues.
• Water supply concerns.

Future Expansion

The Government intends to extend Awaab's Law to cover all remaining hazards assessed under the Housing Health and Safety Rating System (HHSRS), with the exception of overcrowding.

Social Housing Issue? Know Your Rights

Everyone deserves a home that is safe, secure and well maintained. If you live in social housing, your landlord is responsible for addressing issues such as damp and mould, leaks, electrical faults, structural defects, and other hazards that could affect your health and safety.

1. Report the issue to your landlord.
2. If the issue is not resolved, use your landlord's complaints process.
3. If you remain dissatisfied after receiving the landlord's final response, contact the Housing Ombudsman.

The Housing Ombudsman service is free and independent. It investigates complaints fairly and can require landlords to take action where service failures have occurred.

For more information about your rights as a social housing tenant, visit: https://www.gov.uk/social-housing

What This Means for You

We are committed to ensuring all our homes are safe, healthy and well maintained.

If you report a housing hazard, you can expect:

• A prompt and thorough investigation.
• Clear and regular communication.
• Action taken within the timescales required by law.
• Timely repairs and remedial works.
• Support and assistance if your home becomes unsafe to occupy.

We continue to monitor our performance against Awaab's Law requirements and will publish performance information so tenants can see how we are meeting our responsibilities.

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.