The first phase of the new regulations encloses prompt response from social landlords to damp and mould issues, including providing alternative accommodation, and improved electrical safety
Awaab’s Law phase 1 was laid out in parliament on Wednesday and will come into effect in October this year.
It was introduced in July 2023 as part of the Social Housing (Regulation) Act following the tragic death of two-year-old Awaab Ishak, who died due to prolonged exposure to mould in his home.
The new law will require social landlords to act more promptly and consistently when tenants report serious hazards.
Awaab’s Law phase 1 will mean landlords will need to:
- Investigate potential hazards (including damp and mould) within 10 working days.
- Provide a written summary of findings within three working days of concluding the investigation.
- If a hazard presents a significant risk to health or safety, take appropriate action within five working days – including making the property safe (using temporary measures if needed) and beginning any required repair works within a reasonable time.
- For emergency hazards, act as soon as reasonably practicable and within 24 hours.
- Offer suitable alternative accommodation if the property cannot be made safe within the required timeframe.
- Carry out electrical installation checks at least every five years.
- Undertake regular in-service inspection and testing (ISIT) — commonly known as ‘PAT testing’ — for any electrical appliances provided under the tenancy.
Legislation supported by statutory guidance
The new regulations are being supported by a draft statutory guidance. This guidance will allow a “test and learn” approach that allows for feedback to easily guide the final version.
Awaab’s Law phase 1 regulations will be enforceable through tenancy law, and if landlords do not comply, tenants will be able to seek redress.
The draft statutory guidance can be read in full here.
A three-phase implementation
Phase 2 of Awaab’s Law is expected to come into effect next year, covering excess cold, fire, and fall-risks. Phase 3 is expected in 2027, covering all remaining hazards except for overcrowding.
A new consultation is also expected to call for evidence on electrical safety in social rent homes, and another call for evidence is expected this year on claims management practices.
In February, the Labour government announced that Awaab’s law is to be extended to the private sector as well.
Rachael Williamson, director of policy, communications and external affairs, at the Chartered Institute for Housing, said: “This is a welcome and necessary step towards making social housing safer, healthier, and more responsive to residents. The regulations give landlords clear expectations, and they give residents clarity and recourse. We note that government has taken an evidence-based, phased approach, informed by engagement with residents and landlords. This should support readiness and practical implementation.”
Deputy prime minister and secretary of state for housing, communities and local government, Angela Rayner, said: “The government is clear that homes must, above all, be safe. Safety is non-negotiable, and landlords must take urgent action to respond to issues when they arise. We want housing providers to put the people who live in their homes at the heart of their mission, approaching their relationships with tenants with care and professionalism so that mutual trust and respect is established. While many landlords do deliver effectively for their tenants, we know this isn’t always the case, and in some circumstances tenants have felt completely let down.”
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