New housing safety rules come into force to protect tenants and hold landlords accountable a legacy inspired by the tragic death of two-year-old Awaab Ishak.
London, October 27, 2025 – Millions of social housing tenants across England will now benefit from stronger protections and safer homes as the first phase of Awaab’s Law officially comes into force. The new law introduces strict legal duties for social landlords to urgently fix dangerous living conditions, tackling serious hazards such as black mould and damp before they become life-threatening.
Awaab’s Law, named in memory of two-year-old Awaab Ishak, who tragically died in 2020 after prolonged exposure to mould in his Rochdale home, marks a historic reform in social housing safety. It ensures that tenants’ health and dignity are placed at the heart of housing standards and that landlords are held accountable for maintaining safe living conditions.
Under the new law, social landlords must take swift and legally binding action when serious hazards are reported:
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Emergency hazards such as exposed wiring or major leaks must be fixed within 24 hours.
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Significant damp and mould must be investigated within 10 working days and made safe within five working days of inspection.
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Tenants must receive written findings within three working days after inspection.
Landlords are also required to consider the specific circumstances of tenants, including young children, people with disabilities, or those with health conditions, and must offer alternative accommodation if a property cannot be made safe within the set timeframe.
Those who fail to comply face legal enforcement, including court orders, compensation costs, and loss of rent for uninhabitable homes.
Housing Secretary Steve Reed said:
“Everyone deserves a safe and decent home to live in, and Awaab Ishak is a powerful reminder of how this can sadly be a matter of life or death. Awaab’s family has fought hard for change and their work to protect millions of tenants’ lives will live on as a legacy to their son. Our changes will give tenants a stronger voice and force landlords to act urgently when lives are at risk, ensuring such tragedies are never repeated.”
Sumita Singha OBE, Founding Director of Ecologic Architects, also welcomed the reforms:
“Awaab’s Law is a landmark moment for housing safety and accountability. Every home should uphold the dignity and wellbeing of its residents. The tragic loss of Awaab Ishak must never be repeated. These reforms place tenant health at the heart of housing standards and send a clear message — unsafe homes are unacceptable, and action must be swift.”
As part of the government’s wider housing reform programme, a £1 million tenant engagement fund has also been launched to strengthen communication between tenants and landlords.
The fund will support innovative projects, such as online platforms, awareness campaigns, or specialist tenant support roles, to ensure residents have a stronger voice and faster resolutions to housing issues. Grants of up to £100,000 will be awarded to successful bidders with creative proposals that empower tenants and modernise outdated communication systems.
More elements of Awaab’s Law will be introduced in 2026 and 2027, further expanding protection against additional hazards and supporting the government’s mission to build 1.5 million new homes, including the largest expansion of affordable and social housing in a generation.
Tenants can learn more about their rights under the new legislation by visiting www.gov.uk/socialhousing-law
If landlords fail to act, tenants can escalate complaints through the Make Things Right campaign, their local council, or the Housing Ombudsman.
This is a critical moment for tenant safety, and it is vital that communities know their rights. Landlords who fail to act will face legal action, compensation orders, and enforcement penalties.
Awaab’s Law stands as a lasting tribute to Awaab Ishak and a promise that no family should ever again suffer from unsafe housing conditions.
