The government will introduce Awaab’s Law from October 2025, a landmark change aimed at improving the safety and quality of social housing following the tragic death of two‑year‑old Awaab Ishak. The new law places clearer duties on social landlords to investigate and remediate dangerous damp and mould within a set timeframe and to respond to all emergency hazards within 24 hours. This blog explains what the law means for tenants and landlords, what to do if you are affected, and how FDM Solicitors can help where housing conditions are poor.

What is Awaab’s Law?

Awaab’s Law is named in memory of Awaab Ishak and is designed to ensure landlords act promptly where mould, damp and other hazards threaten tenants’ health and safety. The Government will roll the legislation out in phases. The initial phase (starting October 2025) concentrates on dangerous damp and mould, with plans to extend the approach to a wider range of hazards in future reforms.

Key obligations introduced by the law

• Social landlords must investigate and fix dangerous damp and mould within a prescribed timeframe (as set out in the implementing regulations).
• Landlords must address any emergency hazard within 24 hours.
• Tenants will have strengthened powers to hold landlords to account, including access to enforcement and legal remedies where landlords fail to act.
• The law complements existing obligations such as the Decent Homes Standard — landlords remain responsible for keeping properties habitable during implementation.

Why this matters

Damp and mould are not just a cosmetic problem — prolonged exposure can cause or worsen respiratory illness, allergies and other health issues, particularly for young children, older people and those with underlying conditions. Awaab’s Law aims to remove the ambiguity that has sometimes allowed landlords to delay meaningful action.

What the phased implementation means

The government will use the initial damp and mould phase to refine how timeframes and enforcement work in practice before applying the model to other hazards. Future reforms signalled by the government include:

• Extending Awaab’s Law protections into the private rented sector;
• Consulting on and updating the Decent Homes Standard;
• Introducing mandatory electrical safety checks every five years for social housing (and potentially the private sector later).

What tenants should do if you have damp or mould

If you live in social housing and discover damp or mould, follow these practical steps to protect your health and your legal position:

• Report the problem to your landlord immediately in writing (email or letter). Keep a copy.
• Take dated photographs and, if possible, short video evidence showing the extent of the mould or damp.
• Request a written acknowledgement and timescale for inspection and repair. Under Awaab’s Law the landlord should act within the statutory timeframe once implemented.
• Keep a diary of communications and any symptoms or health impacts (medical notes can be helpful).
• If the landlord fails to respond or the issue is urgent, escalate your concerns to the housing regulator, your local authority environmental health team, or seek legal advice.

When the issue is an emergency

Emergency hazards must be dealt with within 24 hours. Examples of emergencies include issues that immediately threaten safety — for instance, major structural problems, significant water ingress causing collapse risk, or exposed, dangerous electrical wiring. If you believe there is an emergency risk, make this clear in your communication and call your landlord as well as any emergency services if there is imminent danger.

Legal remedies and enforcement

Where landlords fail to comply, tenants will have stronger routes to hold them to account. Possible options include:

• Reporting the landlord to the housing regulator or local authority;
• Applying for court orders (such as injunctions or repair orders) to compel landlords to carry out works;
• Pursuing a claim for housing disrepair and compensation where neglect has caused loss or harm;
• Seeking public law remedies where a landlord’s systemic failures affect wider tenant groups.

Legal action can be complex. Gathering clear, dated evidence and following the landlord’s complaints procedure will strengthen any future claim.

What landlords should do now

Social landlords should:

• Review and update repairs policies and triage systems to ensure damp and mould reports are prioritised;
• Train staff on the new statutory timeframes and emergency response obligations;
• Keep clear records of inspections, repairs and tenant communications;
• Consider proactive property surveys to identify early signs of damp, mould or electrical risk.

How FDM Solicitors can help

If you are a tenant suffering from persistent damp or mould, or a landlord seeking guidance on compliance, FDM Solicitors can advise on next steps and represent you where disputes cannot be resolved informally. We regularly handle housing disrepair claims and practical solutions for tenants in unsafe homes — see our housing disrepair information for more details: https://fdmsolicitors.co.uk/housing-disrepair/.

For general information about our services and how we support clients, visit our main site: https://fdmsolicitors.co.uk.

Final thoughts

Awaab’s Law represents a significant change in social housing regulation and should lead to faster, clearer action where damp and mould threaten tenants’ health. Tenants should continue reporting problems, collecting evidence and using the new legal protections where landlords fail to act. If you need help understanding your rights or taking the next step, please contact us — we can review your situation and advise on practical and legal options.

Contact FDM Solicitors — if you require advice or representation regarding housing disrepair, damp, mould or emergency hazards, get in touch through our website or by calling our office. Early independent advice can make a real difference to outcomes.