Social Housing Speed Read – Awaab’s Law Update for Social Landlords

Our previous speed read on this topic is available here.

Timeline for implementation

Following a public consultation with over 1,000 responses from Registered Providers (RPs) and tenants as well as industry experts, the Government has released a phased timeline for implementing Awaab’s Law in the social housing sector:

• October 2025 – RPs must address damp and mould hazards that present a significant risk of harm to tenants, within fixed timescales. They will also have to address all emergency repairs, whether they relate to damp and mould or any other hazard within 24 hours
• 2026 – These requirements will expand to cover additional hazards, which is likely to include excess cold and excess heat, falls, structural collapse, fire, electrical and explosions and hygiene hazards.
• 2027 – These requirements will apply to all remaining hazards as defined by Schedule 1 of the Housing Health and Safety Rating System (England) Regulations 2005 (except overcrowding).

Awaab’s Law will make the response times for social landlords enforceable through the Housing Ombudsman and the courts.

Additional Reforms

The Government also outlined further measures they intend to introduce to improve social housing standards, including:

• A consultation on a new Decent Homes Standard and minimum energy efficiency requirements;
• Mandatory electrical safety checks every five years, and appliance inspections for electrical items provided by RPs;
• The introduction of a new access to information requirement for private RPs, to allow tenants to request information regarding the management of their homes; and
• New competency and conduct standards for social housing staff, to ensure tenants are treated with dignity.

In the coming months we anticipate further updates from the Secretary of State for Housing, Communities and Local Government on the additional reforms, and key implementation timescales.

Comment

As expected, Awaab’s Law will come into force this year. It will deal with hazards arising from damp and mould immediately and, as expected, it will in time apply to other HHSRS hazards.

However, a slightly later than anticipated initial implementation date of October 2025 coupled with a 2 year lead in time for that wider application does give RPs a little more time to prepare for the practical requirements of this new legislation.

This also seems to coincide with the planned consultation upon the Decent Homes Standard, which may include a review and consolidation of the current list of HHSRS hazards ahead of the wider application of Awaab’s Law in 2027.

If you have any questions as to RP’s obligations under Awaab’s Law and how these will affect repairs services and asset management strategy, please contact Simon Thirtle.