Awaab's Law is a significant legislative measure introduced in the UK to enhance the safety and quality of social housing. Named in memory of two-year-old Awaab Ishak, who tragically died in December 2020 due to a severe respiratory condition caused by prolonged exposure to mould in his family's social housing flat, the law aims to prevent such incidents from recurring. Awaab’s Law was first introduced in 2023 in the landmark Social Housing Regulation Act 2023 and is scheduled to come into force in October this year.
Background
Awaab Ishak's death highlighted critical deficiencies in the maintenance and safety standards of social housing. Despite his family's repeated complaints about mould in their home, the landlord failed to address the issue adequately, leading to the child's untimely death. This tragedy spurred public outcry and led to a campaign advocating for stricter regulations to ensure landlords promptly address health hazards in social housing.
Deputy Prime Minister Angela Rayner said: “We have a moral duty to ensure tragedies like the death of Awaab Ishak never happen again.”
Legislative Development
In response to the campaign, the UK Government enacted the Social Housing Regulation Act 2023, which includes provisions commonly referred to as Awaab's Law. This legislation mandates specific timeframes within which social landlords must investigate and rectify reported health hazards, particularly damp and mould. The law is being implemented in phases to ensure effective adoption and compliance.
Housing Minister Matthew Pennycook said: “Awaab Ishak’s family have tenaciously and courageously fought to secure justice, not only for their son but for all those who live in social housing.
“Awaab’s Law will help to drive a transformational and lasting change in the safety and quality of social housing, ensuring tenants are treated with fairness and respect.”
Implementation Timeline
The law is being phased in over the next 3 years.
October 2025:
Social landlords are required to address damp and mould hazards that present a significant risk to tenants' health within fixed timeframes. Additionally, all emergency repairs, regardless of their nature, must be completed as soon as possible and within no longer than 24 hours.
2026:
The requirements will expand to cover a broader range of hazards beyond damp and mould. The government anticipates including issues such as excess cold and heat, falls, structural collapse, fire, electrical hazards, explosions, and hygiene-related hazards in this phase.
2027:
The law's scope will further extend to encompass the remaining hazards defined by the Housing Health and Safety Rating System (HHSRS), excluding overcrowding.
Key Requirements for Social Landlords
- Prompt Investigation: Landlords must investigate reported hazards within 14 calendar days of being notified.
- Written Report: Within 48 hours after the investigation, landlords are obligated to provide tenants with a written summary detailing the findings, identified hazards, and proposed remedial actions.
- Timely Repairs: If a hazard poses a significant health or safety risk, landlords must commence repair work within 7 calendar days following the investigation. Emergency repairs that present an imminent danger must be addressed within 24 hours.
- Alternative Accommodation: In situations where repairs cannot be completed promptly, landlords are required to offer suitable alternative accommodation to affected tenants.
Implications for Tenants and Landlords
For tenants, Awaab's Law provides a clearer framework to hold landlords accountable for maintaining safe living conditions. It empowers tenants to expect timely responses to health hazards and ensures legal avenues are available if landlords fail to comply.
Landlords, on the other hand, must adapt to these stringent requirements by implementing proactive maintenance strategies, conducting regular property inspections, and maintaining detailed records of all reported issues and remedial actions taken. Non-compliance can lead to legal consequences and damage to reputation.
Critiques and Future Considerations
While Awaab's Law marks a significant advancement in tenant protection, some critics argue that the phased implementation delays comprehensive protection against all potential hazards. There are calls for the law to encompass a wider range of hazards more swiftly to ensure tenant safety.
Furthermore, discussions are ongoing about extending similar protections to tenants in the private rental sector, recognising that health and safety in housing is a universal concern.
Conclusion
Awaab's Law represents a pivotal step toward ensuring safer living conditions in social housing across the UK. By establishing clear responsibilities and timeframes for landlords to address health hazards, the legislation honours the memory of Awaab Ishak and aims to prevent similar tragedies in the future.
