Awaab’s Law: what it means for landlords and managing agents

Awaab’s Law came into force on 27 October 2025, marking a major shift in how landlords are required to deal with health and safety hazards in residential properties. It sets strict, legally binding time limits for social housing landlords, and it widens to more hazards on 30 November 2026.

The law is named after two-year-old Awaab Ishak, who tragically died in 2020 after prolonged exposure to mould in his social housing flat. It is designed to ensure that no tenant has to live in unsafe or unfit housing conditions.

What Awaab’s Law requires

Social housing landlords must respond to and resolve reported hazards within set timeframes.

Failure to meet these deadlines could result in legal action for breach of contract, unless the landlord can demonstrate that they used all reasonable endeavours to comply.

The timetable

• 27 October 2025. The first phase began, covering all emergency hazards and significant damp and mould.
• 30 November 2026. The second phase extends the same time limits to more significant hazards: excess cold, excess heat, falls (on the level, on stairs and between levels), structural collapse, fire and explosions, electrical hazards, and domestic hygiene, which includes personal hygiene and food safety.
• Later. The government plans a third phase covering the remaining hazards in the housing health and safety rating system, apart from overcrowding. It has said this will follow in 2027, but no exact date has been confirmed.
• Private renting. The Renters’ Rights Act 2025 allows Awaab’s Law to be extended to private landlords. That has not yet happened and no date has been set.

Implications for managing agents and management companies

While Awaab’s Law applies directly to social housing landlords, there are knock-on effects for managing agents, Residents’ Management Companies (RMCs) and Right to Manage (RTM) companies involved in mixed-tenure developments.

Where social housing units are located within blocks or estates managed by private agents, the time limits apply to the parts the housing association is responsible for repairing. A defect in a communal area that the freeholder or management company must repair is outside the Awaab’s Law deadlines, but government guidance expects the housing association to take it up with whoever is responsible. From 30 November 2026 that will happen more often, because problems such as a failed communal heating system, an unsafe staircase or an electrical fault will be reported to housing associations as hazards, and they will look to the managing agent for a quick response.

Repairs within individual units may also require access permissions or coordination with the building’s landlord or managing agent.

What managing agents should do now

• Act promptly on any reports of disrepair or maintenance issues, especially those affecting social tenants.
• Record and monitor all maintenance requests, inspections and communications, including those relating to external and communal areas.
• Maintain clear communication with housing associations or social landlords who have stock within your development.
• Clarify responsibilities between the housing association, RMC or RTM company so that accountability is clear.
• Keep thorough records of all actions taken, from the initial report through to resolution, to demonstrate due diligence.

Leaseholders who let their flats

Private landlords are not yet bound by these time limits, but the direction is clear. If you let your flat and your tenant reports damp, mould or another hazard, deal with it quickly and keep a record of what you did. Our guide to condensation and mould in flats may help you and your tenant work out the cause.

Final thoughts

Awaab’s Law represents a crucial step forward in ensuring that every home is safe, healthy and fit for habitation.

While its primary focus is on social housing, all property professionals, including managing agents and freeholders, should familiarise themselves with its requirements and prepare to respond swiftly to hazards that could affect tenants’ health.

At Butlin Property Services, we are committed to keeping our clients informed and helping you navigate changes in housing law and best practice.

Further reading

• Awaab’s Law in the social rented sector (GOV.UK)

This article is general guidance based on the law in England in October 2026. It is not legal advice. Your lease or transfer deed always comes first, so check it, and take professional advice on anything in dispute. First published on 31 October 2025 and updated on 8 October 2026. You will find more answers in our FAQs.