Awaab’s Law and Its Impact on Social Housing

Awaab’s Law has garnered significant media attention following the tragic death of two-year-old Awaab Ishak in Rochdale, which highlighted serious health risks caused by prolonged exposure to black mould. But what exactly is Awaab’s Law?

On 20th July 2023, the Social Housing (Regulation) Act 2023 received Royal Assent, marking the most transformative social housing reforms in over a decade. This Act aims to improve the quality and safety of social housing, empowering tenants by reinforcing their rights and ensuring their homes are free from health hazards like damp and mould. A crucial part of this reform, known as Awaab’s Law, will amend the Landlord and Tenant Act 1985, mandating that social landlords address damp and mould issues within strict timelines.

The Origins of Awaab’s Law

Awaab’s Law is named in memory of Awaab Ishak, who passed away in December 2020 due to respiratory issues linked to mould in his family’s social housing. Despite repeated reports being highlighted to the Landlord, the housing provider failed to resolve the issue, which led to nationwide calls for stronger legal protection for social housing tenants. The law aims to prevent such tragedies by holding landlords accountable for timely repairs.

Key Provisions and Proposed Timescales

As outlined in a consultation document published in January 2024, Awaab’s Law will enforce precise timelines for addressing hazards, replacing the previous ambiguity around repair deadlines. While social landlords in England are already obligated to maintain homes that meet the Decent Homes Standard and keep them fit for human habitation, Awaab’s Law introduces more clear-cut deadlines. These include:

• Investigating hazards within 14 calendar days of a report.
• Providing a written report within 48 hours of the initial investigation, detailing the issue, solutions, and repair timelines.
• Initiating repair work within 7 days if the hazard poses significant health or safety risks, considering the tenant’s vulnerability and age.
• Emergency repairs to be completed within 24 hours.
• Completion of repairs within a ‘reasonable time’ as defined by the Landlord and Tenant Act 1985.

Additional Guidelines for Landlords

The consultation also introduces new standards for landlords to prepare for the law’s implementation, including:

• Lower thresholds for decanting tenants (moving them to alternative housing) if hazards remain unresolved within the designated timeframe.
• Proper record-keeping throughout the repair process.
• Demonstrating three reasonable attempts to access the property for repairs.

A Pivotal Moment for Social Housing

Awaab’s Law marks a significant milestone for the social housing sector, prioritising tenant health and safety. By enforcing strict repair timelines, it aims to safeguard tenants from preventable hazards, ensuring that their homes are not only safe but truly fit for habitation. As this law takes effect, it could help prevent future tragedies, highlighting the vital role of building safety in housing.

For the construction and housing sectors, the introduction of Awaab’s Law serves as both a challenge and an opportunity. It pushes for greater accountability while offering a chance to enhance the quality of living conditions for thousands of tenants across the country.

How can we help?

Having extensive experience working with numerous housing associations, our building surveyors can help you navigate these new requirements with our specialist Damp and Mould Surveys. Our surveys are carried out using the latest software, allowing for reports to be automatically produced and uploaded to the Client within the 48 hour timescale.

If you need any support with addressing the dangers of damp, mould and condensation, please get in touch with Dorran Burton