The long-awaited Social Housing (Prescribed Requirements) (England) Regulations 2025 were laid before Parliament on 25 June 2025, marking the start of the implementation of Awaab's Law as set out in s10A of the Landlord and tenant Act 1985.
A link to the Regulations can be found here.
From 27 October 2025, Registered Providers of social housing will have to address damp and mould that presents a significant risk of harm as well as emergency repairs:
- Emergency repairs must be investigated and actioned within 24 hours.
- Significant hazards must be investigated within 10 working days of a landlord becoming aware of them.
- A written summary of findings must be given to the tenant within 3 working days of the investigation concluding.
- If a hazard presents a significant risk of harm, the property must be made safe and remedial works must begin within 5 working days of the investigation concluding or, if for some reason they cannot be begun within that time frame, there is a long-stop of 12 weeks within which works must commence.
- If the property cannot be made safe in the above timescales, tenants must be decanted at the landlord's expense until the repairs are completed.
- Landlords must keep tenants updated throughout the process and provide information to them on how to keep safe.
If a landlord is found to be in breach of Awaab's Law, they will face a claim for damages as well as potentially a claim for specific performance to force the landlord to complete the works. It should be remembered that the only defence to a claim will be that a landlord used all reasonable endeavours to avoid the breach. It will therefore be crucial for landlords to keep clear, full and accurate records of all efforts made in this respect.
Draft Guidance on the Regulations has also been published and whilst it may be subject to some revision, it is worth considering now.
The Government has said that it is taking a phased approach to the implementation of Awaab's Law and the intention is to "test and learn" from the implementation of the damp and mould measures, before Awaab's Law is expanded to the remaining Housing Health and Safety Rating System hazards (HHSRS) apart from overcrowding. Landlords therefore need to ensure they have the systems and procedures in place to deal with the added duties Awaab's Law will bring.
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