27th October 2025

Awaab’s Law is Coming – Are You Ready? With four months to go, here’s what housing teams need to know – and do.

October 2025

In social housing, the countdown to Awaab’s Law has long since already begun.

This isn’t just another policy tweak or update. It’s a complete shift in how we deal with damp, mould and other hazards – and it’s being driven by one heartbreaking case that changed the conversation forever.

Why It Matters

Awaab Ishak was just two years old when he died after prolonged exposure to mould in his family’s home in Rochdale. His parents had raised the alarm – more than once – but their concerns weren’t acted on. Awaab’s death shocked the nation, and rightly so.

The coroner was clear: his death was preventable.

Now, with the introduction of Awaab’s Law, things are changing – and fast. From October, social landlords will be legally required to respond to serious health and safety issues, like damp and mould, within strict deadlines.

What Awaab’s Law Actually Means

Here’s a simple breakdown of the new response times you’ll need to meet:

• Inspection – within 14 days of a hazard being reported
• Written summary – sent to the tenant within 48 hours of inspection
• Emergency repairs – carried out within 24 hours
• Non-emergency repairs (like damp and mould) – started within 21 days

Miss those deadlines, and tenants can now take legal action. That means potential fines, compensation, and even losing the right to manage housing stock.
 

The Rollout Timeline

It won’t all hit at once – but it’s ramping up quickly:

• October 2025 – Damp, mould and emergency repairs must be handled to set timeframes
• 2026 – Other key risks added, like fire safety, cold, heat, and electrical faults
• 2027 – Full list of HHSRS hazards included (excluding overcrowding)

Some say this rollout is too slow, especially with thousands of homes still battling damp, but the government insists it's about making change manageable.

What This Means for Housing Teams

At MAXAM, we’re already seeing housing providers gearing up for what’s ahead – and we’re hearing the same concerns again and again.

Here's what you'll need to think about:

1. Speed
If a tenant reports mould on a Friday, you’ve got until the following Friday to get someone out. That means real-time systems, fast diagnostics, and reliable people on the ground.

2. Clear Records
Everything needs to be logged – reports, inspections, outcomes – and available fast if things go legal. This is one area we think a lot of organisations could get caught out on.

3. Emergency Protocols
You can’t afford confusion about what counts as an emergency. The law gives you 24 hours to act on life-threatening risks. No extensions. No excuses.

4. Tenant Expectations
This law gives tenants power they’ve never had before. If you miss a deadline, they can escalate, demand compensation, and get support from regulators.
 

What Will It Cost?

Let’s be honest – this won’t be cheap.

You’re likely looking at:

• Higher labour costs for faster response times
• Upgraded systems to track cases
• More specialist surveys and reports
• Legal costs, if things go wrong

But the cost of doing nothing? That’s much worse.

The Long-Term Benefit of Awaab's Law

Yes, Awaab’s Law is a challenge – but it’s also a chance to do better.

To fix things before they become problems.
To build trust with tenants.
To get ahead of the narrative, not stuck behind it.

We believe prevention is the best response. That’s why we’ve developed fast, safe, non-toxic mould removal and prevention kits – used by housing teams across the UK. They’re quick to apply, tenant-friendly, and proven to work.

But the cost of doing nothing? That’s much worse.

A Quick Checklist

With just a few months to go, here’s where to focus:

1. Audit your older properties – especially anything pre-1919 or previously flagged for damp
2. Test your systems – can you get someone out within 14 days? Can you act in 24 hours for emergencies?
3. Train your teams – everyone needs to know what counts as urgent, and what doesn’t
4. Review your data – are you recording everything clearly, and can you find it again quickly?

Final Word

This isn’t just about deadlines and inspections. It’s about protecting lives – and rebuilding trust.

Awaab’s story was tragic. But it’s become the driving force behind long-overdue change in the sector. Now it’s up to all of us to make sure it leads to something better.

The law’s coming. The expectations are clear.
So the question is – are you ready?

If you're preparing for Awaab’s Law and want help with mould prevention or tenant-safe treatments, we’re here.
Drop us a message at web@maxam.co.uk , phone 0131 442 4343 or get in touch to request a sample kit.