What Is Awaab’s Law and Why It Matters to Every Tenant in Social Housing

In December 2020, two-year-old Awaab Ishak tragically died as a result of prolonged exposure to mould in his family’s housing association flat in Rochdale. Despite his parents raising concerns with their landlord, Rochdale Boroughwide Housing, time and time again, they were dismissed, blamed, and ultimately failed.

They were told to paint over the mould. They were told it was a “lifestyle issue.” No one listened. No one acted. By the time any action was taken, it was far too late.

Awaab’s death was entirely preventable and it should never have happened.

At SDS Solicitors, we stand firmly behind the introduction of Awaab’s Law. It represents a long-overdue step in ensuring no tenant is ever left to suffer in silence again. Every individual living in social housing deserves a safe, healthy home and this law helps to make that a legal guarantee.

Awaab’s Law is a direct response to that failure.

Coming into force on 27 October 2025, Awaab’s Law places strict legal duties on social landlords, including councils and housing associations to investigate and fix serious health and safety hazards like damp, mould, and leaks within fixed timeframes.

It is named in Awaab’s memory. But it’s built to protect every tenant in social housing.

What is Awaab’s Law?

Awaab’s Law is new legislation created to ensure that no family ever has to go through what Awaab’s family did.

It sets out clear legal responsibilities for social landlords, including councils and housing associations to act quickly when serious hazards are reported in their homes.

In simple terms, Awaab’s Law means that when a tenant raises concerns about damp, mould, leaks, broken heating or any other hazard that could affect their health or safety, the landlord must take prompt, measurable action. Here’s what it requires:

• Emergency hazards (like severe mould, gas leaks, or no heating) must be investigated within 24 hours and made safe immediately or the tenant must be moved to safe, suitable accommodation until the issue is resolved.
• Significant hazards (such as damp, leaks or structural issues) must be investigated within 10 working days, with repairs started within 5 working days after that.
• Landlords must keep tenants updated throughout and provide a written summary of the investigation findings and next steps.

If a landlord fails to meet these obligations, tenants will have the right to take legal action for breach of contract.

In short: Awaab’s Law makes it a legal duty for social landlords to fix dangerous housing conditions quickly and to treat tenants’ health as a priority, not an afterthought.

Why Awaab’s Law Matters

Far too many tenants have lived and continue to live, in conditions that are unfit, unsafe and unacceptable.

At SDS Solicitors, we regularly support tenants battling housing conditions that compromise their health and dignity: children sleeping in mould-ridden bedrooms, older people struggling with damp and cold, families constantly reporting leaks and disrepair with no meaningful response.

Awaab’s Law offers something these tenants have too often lacked, a legal safety net.

It introduces real accountability. No more vague timelines. No more being told to wait. No more being ignored. Landlords now have a clear legal responsibility to act quickly and failure to do so could mean facing court proceedings and financial penalties.

What this means for tenants

If you live in a council or housing association home, Awaab’s Law gives you the right to hold your landlord accountable, not just through complaints, but through legal action if necessary. That means:

• If you report mould, leaks, or other hazards and your landlord fails to act within the set timeframes, you may have grounds for a legal claim.
• If the property isn’t made safe or you aren't moved while repairs are done, you could be entitled to compensation.
• You don’t need to have a medical condition or vulnerability to be protected. But if you or a family member are pregnant, elderly, very young, or living with health issues, the law gives even greater weight to your situation.

And if you're not sure whether your issue “counts”? Don’t worry. That’s exactly what we're here to help with.

What this means for landlords

Social landlords now have a legal obligation to take tenant reports seriously and act within the set timeframes. Ignoring complaints or blaming tenants’ “lifestyle” for damp and mould, is no longer just bad practice. It’s unlawful.

Landlords who fail to comply can now be taken to court and held accountable for:

• Failing to carry out safety works
• Delaying action without valid reason
• Not offering safe alternative accommodation

This law makes it clear: safe housing is a legal right, not a luxury.

Awaab’s Law represents an important step forward in protecting tenants and ensuring landlords meet their responsibilities. It sends a clear message that unsafe and unhealthy housing conditions will no longer be tolerated.

We’re Here to Help

At SDS Solicitors, we’ve spent over 25 years fighting for tenants’ rights. We know how damaging unsafe housing can be to your physical health, your mental well-being, and your overall quality of life. And we know how important it is to feel heard and to get action when you need it most.

Awaab’s Law is a critical step forward. But if your landlord still isn’t listening, we will.

Whether you’re facing mould, damp, leaks or any other disrepair, our housing disrepair claims team are ready to help you enforce your rights and secure the compensation and repairs you deserve.

Get in touch today for a free, no-obligation consultation with our damp and mould solicitors. We’ll assess your case, explain your options, and take immediate steps to get your home repaired and your life back on track.