Awaab’s Law to come into force from October in ‘phased approach’

The government said landlords that fail to comply with Awaab’s Law face being taken to court, with social tenants able to use “the full powers of the law to hold them to account”.

MHCLG said Awaab’s Law is a lasting legacy to two-year-old Awaab Ishak, who died after being exposed to mould at his family’s Rochdale home in December 2020. In the wake of this tragedy, Awaab’s family has fought to secure justice, not only for their son but “for all those who live in social housing”, the government said.

Angela Rayner, housing secretary and deputy prime minister, said: “We have a moral duty to ensure tragedies like the death of Awaab Ishak never happen again.

“Landlords cannot be allowed to rent out dangerous homes and shamelessly put the lives of their tenants at risk. Our new laws will force them to fix problems quickly, so that people are safe in their homes and can be proud to live in social housing.”

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.”

Landlords must continue to fix dangerous issues

The government highlighted that social landlords must “continue to fix dangerous issues” in their homes before Awaab’s Law is fully implemented.

They already have a duty to keep their homes fit for human habitation and to remedy disrepair, and they must also ensure that their homes meet the Decent Homes Standard. Awaab’s Law will “set clearer and stronger laws” to ensure that tenants are living in safe homes, MHCLG said.

Awaab’s Law was first proposed as an amendment to the Social Housing (Regulation) Bill in February 2023 by previous housing secretary Michael Gove. The last government consulted on its “strict time limits” in January 2024.

According to the English Housing Survey, in 2023, five per cent – or 1.3 million homes – in England had a problem with damp. This was higher than in any of the past five years (three to four per cent) and a rise from the four per cent in modelled data in both 2021 and 2022.

The percentage of housing association homes that had a problem with damp increased from four per cent in 2019 to five per cent in 2023 and for local authorities the percentage rose from five to nine per cent.

Further reforms

The government said that in the coming months it will bring forward further reforms “to drive up standards across social housing and to build greater trust and transparency between landlords and tenants”.

This includes introducing powers through the Renters’ Rights Bill to extend Awaab’s Law to the private rented sector, as promised earlier this year by the housing secretary.

MHCLG said it will consult on how to apply Awaab’s Law to privately rented homes in “a way that works for the sector and is fair and proportionate for tenants and landlords”.

The government said it will also consult on a new Decent Homes Standard and minimum energy efficiency standards, to ensure tenants’ homes are made “safe, warm, and free from disrepair”.

MHCLG said it will also legislate to require social landlords to carry out electrical safety checks “at least every five years”, as well as mandatory appliance inspections on all electrical appliances that are provided by the landlord.

Sector reaction

Kate Henderson, chief executive of the National Housing Federation, said: “Social housing providers are committed to ensuring the failures that led to the tragic death of Awaab Ishak never happen again and that all homes are free from serious hazards.

“We are pleased the government has provided greater clarity on the implementation of Awaab’s Law and will work closely with them to ensure it delivers the best outcome for residents. As announced today, it’s crucial that the government extends Awaab’s Law to private rented homes as soon as possible, where serious hazards are twice as prevalent.

“Housing associations are spending record sums on investment in their existing homes, spending £8.8bn last year, despite facing unprecedented financial pressures. However, some issues cannot be addressed without government support. Latest figures show overcrowding in social housing, which contributes to damp and mould cases, is at its highest level in 30 years and this can only be solved through funding for new social homes.”

Rachael Williamson, interim director of policy, communications and external affairs at the Chartered Institute of Housing, said the introduction of Awaab’s Law is a “significant step toward ensuring that all social housing residents live in safe, healthy homes”.

“We recognise the tireless efforts of Awaab Ishak’s family in bringing about this change, and today’s announcement marks an important milestone in delivering safer, higher-quality housing,” she said.

“It is right that the government focuses on tackling the most serious and prevalent hazards first, starting with damp and mould, and taking an evidence-based approach to phasing in further measures. A phased implementation will provide social landlords with the time and clarity they need to embed these new responsibilities effectively, ensuring that the most urgent risks are addressed.”

Ms Williamson also welcomed the government’s commitment to ensuring that tenants and landlords receive appropriate guidance and support to implement these changes successfully.

“We look forward to working with the government and the wider housing sector to ensure that these new requirements are practical, deliverable, and lead to real improvements in resident safety and housing quality,” she said.

“As the deputy prime minister highlights, strengthening regulation and professional standards is essential — but so is rebuilding trust between landlords and tenants. Every resident should feel safe, heard and respected in their home.”