Awaab’s Law — new requirements for social landlords from October 2025

In February, the Government announced its ‘phased approach’ to bring Awaab’s Law into force and introduce significant new requirements for social landlords from October 2025.

Awaab’s Law was established in July 2023 as part of the Social Housing Regulation Act (the Act), which followed the tragic case of Awaab Ishak’s death in a social housing property. The regulations — long anticipated by the social housing sector — form a key part of efforts to address longstanding issues around property disrepair and ensure that homes are safe and healthy for residents. There’s now considerable momentum behind this new law, with a strong focus on holding organisations accountable for the condition of their housing stock.

Here, Rupert Gill, Rebecca Eastwood and Isabelle Carney from our housing team explores the new requirements for social landlords and how to prepare for the upcoming changes.

Phased approach starting in October 2025

The phased approach will place far-reaching obligations on landlords to address hazards promptly and effectively. The first phase of Awaab’s Law comes into force on 27 October 2025 and will have a major impact on the way that social housing landlords operate.

• From October 2025: Social landlords must address emergency hazards within 24 hours and comply with strict deadlines for reports relating to damp and mould. The emphasis is on responding rapidly to anything that poses a significant risk to tenants’ health and safety. The definition of an “emergency hazard” is intentionally broad and subjective, requiring landlords to consider not only the condition of the property but also the specific vulnerabilities of the occupants (for example, the presence of individuals with severe asthma or newborn babies).
• 2026 (phase two): The requirements will expand to cover a wider range of hazards, including fire safety, electrical hazards, structural risks, excess cold and heat, falls and hygiene hazards. Landlords will need to be prepared for these broader obligations and ensure that their teams are ready to work collaboratively, breaking down silos and sharing information across departments.
• 2027 (phase three): The law will extend to encompass almost all hazards listed in the Housing Health and Safety Rating System (England) Regulations 2005, with the exception of overcrowding. This marks a comprehensive shift in expectations for property standards and landlord responsibilities.

Key challenges & sector implications

The introduction of Awaab’s Law brings with it a number of operational challenges. One of the biggest concerns is the need for social landlords to break down internal silos and ensure that teams communicate effectively. Effective record keeping and the ability to share information quickly across departments will be vital to meeting the strict new deadlines. Minor delays or breakdowns in communication could result in both legal and reputational consequences.

Another challenge lies in defining what constitutes an “emergency”. The law requires landlords to make nuanced judgements, taking into account the needs of individual tenants. As a result, existing policies and procedures will need overhauling and new systems may be required to triage and respond to reports efficiently. There’s also the potential for technology — such as artificial intelligence — to assist in managing the volume and prioritisation of cases, though this will depend on available budgets and resources, which are already under significant pressure.

Outstanding questions & further clarification needed

There are still a number of unanswered questions surrounding the new regulations. For example, it’s unclear how Awaab’s Law will interact with the existing pre-action protocol for housing condition claims, as the statutory timescales currently conflict. It remains to be seen whether a new or amended protocol will be introduced or whether hazards falling under Awaab’s Law will be excluded from the protocol altogether.

However, we have had an update on statutory defences relating to access issues — refusal of access could be a potential defence so long as the landlord can show that they’ve taken reasonable steps to access the property within the timeframes.

How can social landlords prepare for Awaab’s Law?

The Government has reiterated that social landlords and registered providers already have duties to ensure that their properties are “fit for human habitation,” remedy disrepair and meet the Decent Homes Standard. However, with the new statutory time limits set to come into force from October 2025, it’s essential that landlords take proactive steps to ensure compliance. Additional resources may be necessary to meet the new requirements within the specified timeframes, though at this stage it’s unclear whether additional funding will be made available by the Government.

It's also important for landlords not to focus solely on the first phase of the law, as subsequent phases will follow quickly. A balanced approach to resource allocation and long-term planning will be crucial to avoid being caught off-guard when the legislation is rolled out in full.

Talk to us

Landlords should review their resources, processes and procedures to ensure that they’re ready for the changes ahead. 

Our housing team offers comprehensive legal support to help housing associations build, maintain and manage safe, sustainable communities.

If you need expert legal advice to manage these issues, talk to us by sending an email to hello@brabners.com, calling 0333 004 4488 or completing our contact form below.