Awaab’s Law, originally introduced in response to the tragic death of Awaab Ishak and aimed at improving standards within the social housing sector, represents a significant change in the way landlords must respond to serious housing hazards. The legislation was designed to ensure that reports of unsafe living conditions, particularly damp and mould, are investigated and addressed within defined timescales rather than being allowed to remain unresolved for prolonged periods.
Following the implementation of Phase 2 of Awaab’s Law in 2026, the scope of the duties applying to social landlords has expanded beyond damp and mould. Registered providers are now required to respond to a wider range of prescribed hazards, including issues such as excess cold, defective heating systems, fire safety concerns and certain structural problems. The focus of the legislation is not simply on carrying out repairs, but on ensuring that landlords have effective systems in place to identify risks, investigate complaints and take appropriate action to protect residents.
Although Awaab’s Law currently applies primarily to the social housing sector, its influence extends beyond registered providers. The reforms have increased expectations across the wider housing market regarding how landlords manage reports of disrepair and safety concerns. The Renters’ Rights Act 2026 provides a framework for introducing additional protections within the private rented sector through future regulations, meaning private landlords should pay close attention to developments in this area and review their existing repair procedures.
Practical Steps for Tenants
For tenants, one of the most important practical steps is maintaining a clear record of any problems reported to the landlord or managing agent. Complaints should be made in writing wherever possible, with photographs, videos and supporting information provided where available. Keeping copies of emails, messages, inspection reports and repair requests can assist in demonstrating when a problem was reported, what information was provided and whether the landlord responded appropriately.
This record keeping is particularly important because disputes often arise not only over the condition of a property, but also over the timing and adequacy of a landlord’s response. A landlord may dispute the cause of a defect or whether they are responsible for a particular issue, but they must still properly investigate matters that may amount to a hazard or breach of their legal obligations.
Practical Steps for Landlords
For landlords, the introduction of stricter repair obligations highlights the importance of having reliable processes for handling reports of disrepair. Delays in investigating issues, failing to arrange inspections or inadequate communication with tenants can increase the risk of regulatory action, compensation claims or disputes escalating unnecessarily. Effective property management now requires more than simply carrying out repairs when problems become serious. Landlords should ensure that reporting systems, inspection procedures and contractor arrangements allow hazards to be identified and addressed promptly.
Wider impact
The wider impact of Awaab’s Law is likely to be a continuing shift towards greater accountability in the housing sector. The emphasis is increasingly moving from reactive repairs towards early identification and prevention of risks. For tenants, this provides greater clarity about the importance of reporting hazards and keeping evidence. For landlords, it reinforces the need for proactive management and compliance systems that can demonstrate that concerns are being taken seriously and dealt with appropriately.
Ultimately, the reforms reflect a broader principle that housing providers have a responsibility to ensure properties are safe, suitable and properly maintained. While the exact obligations will depend on the applicable legislation and regulations, the direction of travel is clear: failures to address significant hazards are likely to face increasing scrutiny from both regulators and the courts.