Awaab's Law: Complete Compliance Guide for UK Landlords
Everything UK letting agencies need to know about Awaab's Law: emergency response timeframes, hazard classifications, documentation requirements, and penalties. Named after two-year-old Awaab Ishak who died from mould exposure in 2020. Prepare now before the private sector extension.
The Only AI-Powered Awaab's Law Compliance Platform
RRG is the only platform with AI hazard triage built specifically for Awaab's Law. Automatic severity classification, 14-day deadline tracking, and audit-ready documentation.
Start Free TrialWhat is Awaab's Law?
Awaab's Law is landmark housing legislation that requires landlords to respond to damp, mould, and emergency hazards within strict legal timeframes. It came into effect for social housing on 27 October 2025. Extension to the private rented sector is expected after 2027.
The law is named after Awaab Ishak, a two-year-old boy who died in December 2020 from prolonged exposure to black mould in his family's social housing in Rochdale.
Current Scope
Currently applies to social housing landlords only. The Renters' Rights Act will extend Awaab's Law to the private sector, but no implementation date has been confirmed—expected after 2027 once the PRS database is operational. Smart letting agents are preparing now.
Emergency vs Significant Hazards
Emergency Hazards
Poses “an imminent and significant risk of harm” requiring action within 24 hours.
- Gas leaks or carbon monoxide risk
- Complete loss of heating/hot water
- Total water loss
- Exposed wiring or electrical hazards
- Severe mould affecting tenant health
- Broken external doors/windows (security)
- Structural defects or collapse risk
Significant Hazards
Presents “a significant risk of harm” requiring investigation within 10 working days.
Phase 1 (Current): Damp & Mould only
Phase 2 (2026+):
- Excess cold and excess heat
- Falls (stairs, balconies)
- Structural collapse
- Fire and electrical safety
- Domestic hygiene hazards
Response Timeframes
| Stage | Emergency | Significant |
|---|---|---|
| Investigation | 24 hours | 10 working days |
| Written Report to Tenant | 3 working days | 3 working days after investigation |
| Safety Work Completion | 24 hours | 5 working days |
| Supplementary Work | N/A | Begin within 5 days; complete within 12 weeks |
| Alternative Accommodation | If not safe within 24 hours | If work not started within 5 days |
Important: When Does the Clock Start?
The clock starts when the landlord/agent becomes aware of the hazard—not when a formal complaint is made. This includes verbal reports, emails, or any form of notification.
Penalties for Non-Compliance
Social Housing (Current)
- Unlimited fines for serious breaches
- Enforcement notices from Regulator of Social Housing
- Emergency repair powers—RSH can arrange repairs directly
- Tenant compensation orders through courts
Private Rented Sector (Expected 2026)
- £7,000 fine for initial breach
- Up to £40,000 for serious/repeat offences
- Criminal prosecution for egregious violations
- Housing Ombudsman complaints trigger fines
Documentation Requirements
Poor record-keeping is the primary reason for enforcement action. All records must be retained for at least 6 years.
Written Investigation Report (mandatory within 3 working days)
- • Date and time of investigation
- • Name and details of investigator
- • Findings and conclusions
- • Details of required follow-up work
- • Timeframes for completion
Ongoing Records
- • Complete communications log with timestamps
- • Contractor work orders and completion certificates
- • Photographic evidence before and after
- • Alternative accommodation documentation (if applicable)
- • Tenant sign-off and feedback
“Lifestyle” Defence Abolished
Landlords cannot claim damp and mould is caused by tenant “lifestyle.” This defence has been explicitly prohibited. Landlords must address hazards regardless of suspected cause.
Renters' Rights Act 2025
Enhanced Council Enforcement Powers
From December 27, 2025, the Renters' Rights Act gives local councils significantly enhanced enforcement powers. This works alongside Awaab's Law to strengthen tenant protections.
Key Changes
- Civil penalties doubled — Up to £7,000 for first offences, £40,000 for repeat violations
- Enhanced investigation powers — Councils can inspect properties, require documents, access third-party data
- Illegal eviction penalties — Councils can now issue civil penalties for illegal evictions
- Mandatory enforcement — New duty on councils to take enforcement action
- Private Rented Sector Database — Mandatory registration requirement coming
Timeline
Automate Awaab's Law Compliance With RRG
Renters Right Guard was built specifically to help UK letting agencies comply with Awaab's Law and the Renters' Rights Act. Our intelligent platform automates the entire compliance workflow—from initial reports to final documentation.
Automated Deadline Tracking
- 24-hour emergency response alerts
- 10-day investigation countdown timers
- 3-day report deadline reminders
- Escalation notifications to managers
- SMS and email multi-channel alerts
Smart Triage System
- Automatic hazard classification (emergency vs significant)
- Intelligent analysis of damp and mould reports
- Risk assessment scoring
- Recommended action plans
- Photo evidence analysis
Contractor Management
- Pre-approved contractor network
- Automatic work order dispatch
- Real-time job status tracking
- Completion certificate storage
- Performance analytics and ratings
Audit-Ready Documentation
- Complete audit trail with timestamps
- Automatic investigation report generation
- 6-year record retention compliance
- PDF export for council inspections
- Communication logs for every case
The Only Platform Built for Awaab's Law Compliance
Set up your entire compliance system in 15 minutes. No credit card required. Import your existing property portfolio via CSV. Get instant access to all features including AI-powered hazard triage, automated reminders, and work order management.
Start Free TrialThe Only AI-Powered Awaab's Law Compliance Platform
RRG is the only platform with AI hazard triage built specifically for Awaab's Law. Automatic severity classification, emergency response tracking, and audit-ready documentation. Start your free trial today—no credit card required. Full setup in 15 minutes.