Awaab’s Law — named after two-year-old Awaab Ishak, who tragically died in 2020 from prolonged exposure to mould in his social housing flat — came into force on 27 October 2025. The new legislation requires social housing landlords to address reported hazards such as damp and mould within strict timeframes, ensuring that homes are safe and fit to live in.
While the law is aimed primarily at social landlords, there are likely to be knock-on effects for managing agents and management companies involved in mixed-tenure developments, especially where social housing units sit within blocks managed by resident management companies (RMCs) or right to manage (RTM) companies.
Key requirements and timeframes for social housing managers:
| Type of Hazard | Time to Investigate | Time to Fix | If not possible | If not completed |
|---|---|---|---|---|
| Emergency hazards (serious risk to health/safety) | Within 24 hours | Safety works and supplementary works must begin within 5 working days of the investigation | Work must begin as soon as possible and within 12 weeks | Tenants must be offered alternative accommodation |
| Significant hazards (serious but non-emergency risks) | Web accessibility |
After an investigation, social landlords must also provide tenants with a written summary of findings and actions within 3 working days of investigation.
Failure to meet these timeframes could result in legal action for breach of contract, though landlords have a defence if they can demonstrate they took all reasonable steps to comply.
Implications for Managing Agents
While social landlords carry the main legal responsibility, managing agents in mixed-tenure blocks may become involved if rectifying works are needed in the common areas, or if disrepair in shared or external areas prevents social tenants from safely occupying their homes. In addition, works required within a home may require permission from the building’s landlord.
What Managing Agents Should Do Now
To prepare, agents should:
- Act quickly on any repair or disrepair reports — particularly those affecting social tenants.
- Monitor and log all maintenance requests, including those relating to external and communal areas.
- Communicate well with housing association and social landlords where they have stock in your estate.
- Clarify responsibilities with the housing association or social landlord, RMC or RTM clients to avoid confusion about who is accountable for what.
- Keep comprehensive records of reports, inspections, communications, and actions taken.
