A new law designed to protect social housing tenants from dangerous living conditions has officially come into force
A new law designed to protect social housing tenants from dangerous living conditions has officially come into force — forcing landlords to act quickly on problems such as damp and mould or face court action.
Social housing landlords in England will face court action and compensation orders if they fail to improve conditions for tenants quickly under a new law described as the lasting legacy of a two-year-old boy.
Awaab Ishak died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family’s housing association flat in Rochdale, Greater Manchester.
It comes as MyLondon has spent 2025 investigating the city’s housing crisis, visiting hundreds of Londoners in their homes to understand the different facets of an incredibly complex problem.
We’ve met mums with young babies literally standing on the street with their bags piled up, with no idea where they will go. We’ve met children with serious and life-threatening illnesses who were being warned by medical professionals their home could kill them. So this new law will be welcome to many families struggling across London. Here’s everything you need to know.
What is Awaab’s Law?
Awaab’s Law is named after two-year-old Awaab Ishak , who died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family’s housing association flat in Rochdale, Greater Manchester.
His death caused public outrage and led to calls for stronger protections for social housing tenants. The law, which took effect in England on 27 October , is described by ministers as a lasting legacy to Awaab. It sets legally binding timeframes for landlords to investigate and fix health and safety hazards in their properties.
Under Awaab’s Law, landlords must:
- Fix emergency hazards within 24 hours of them being reported.
- Investigate significant damp and mould within 10 working days of notification.
- Make homes safe within five further working days if serious hazards are found.
- Provide written updates to tenants within three working days of an inspection.
- Offer alternative accommodation to vulnerable tenants — including those with young children, disabilities or health conditions — if their homes cannot be made safe in time.
Landlords who fail to comply could face court action and compensation orders .
Why does it matter?
The law is expected to improve conditions across England’s four million social rent homes , where issues like damp, mould and cold remain widespread.
A new survey by Health Equals found that 23% of people who reported issues like damp or condensation in their homes were social renters , compared with 21% in private rented housing. The campaign group said poor housing conditions are cutting lives short across the UK.
While campaigners welcomed the change, they warned that more needs to be done. The Government has said it will extend Awaab’s Law to the private rented sector through the Renters’ Rights Bill, but no firm timetable has been confirmed.
The Housing Ombudsman has reported a sharp rise in complaints about poor conditions — including mould, leaks and electrical safety — with more than 6,000 complaints investigated in the year to March 2025 , up from just over 1,000 five years earlier.
Housing Secretary Steve Reed said Awaab’s Law will “give tenants a stronger voice and force landlords to act urgently when lives are at risk”, adding that the government is also funding a £1 million tenant engagement scheme to help residents influence decisions about their homes.
“Everyone deserves a safe and decent home to live in,” he said. “Awaab’s family has fought hard for change and their work to protect millions of tenants’ lives will live on as a legacy to their son.”
What are councils doing to prepare?
Councils and housing associations across England have been updating their systems to meet the new requirements.
Southwark Council , which manages 37,000 homes in south London, said it has already made significant changes to how it handles damp and mould. The council has launched what it calls the largest home condition survey in the country , visiting every property to identify and tackle problems before they become serious.
The council has also set up a dedicated Damp and Mould Team , made up of surveyors, customer advisers and in-house operatives who work together to fix and prevent issues.
Councillor Michael Situ, Southwark ’s Cabinet Member for Council Homes, said: “We want everyone in Southwark to have a decent home and we’re working to become a good landlord to everyone living in our homes.
Ahead of Awaab’s Law we’ve made changes to get ready for the new law. If you tell us about a problem, we’ll visit your home the next working day and prioritise the most serious cases first.”
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