When you think about the housing crisis, the conversation often turns to affordability, planning bottlenecks, or the shortage of new homes. Yet for many tenants, the problem is much closer to home – quite literally seeping through the walls. Damp and mould are not just cosmetic issues. They are health hazards, capable of wrecking lives.

The case of two-year-old Awaab Ishak in Rochdale brought this truth into sharp focus. His death in 2020 from respiratory illness caused by prolonged exposure to mould shocked the nation. It showed that excuses and slow responses are no longer
acceptable when it comes to basic standards of living. Out of that tragedy has come a new piece of legislation – Awaab’s Law.

From October 2025, the law sets legally binding timeframes for social landlords to act. Emergency hazards must be investigated within 24 hours. Significant damp and mould problems must be looked into within 10 working days, with repairs completed within five working days after that. In short, the days of leaving tenants waiting in unhealthy homes are meant to be over.

There’s also no longer a safe hiding place for “lifestyle” excuses. For years, tenants were told that condensation and mould were their fault – too much washing hung indoors, or not enough windows left open. Awaab’s Law makes it clear that this line will not wash. Landlords are responsible for making properties safe, full stop.

The law is being rolled out in phases. Phase 1 begins this October, covering emergency hazards and serious damp and mould. By 2026 and 2027, it will expand to cover the full range of health and safety risks under the Housing Health and Safety Rating System. That means excess cold, fire hazards, structural collapse, and more. For the first time, social landlords will face a ticking clock on how fast they must act.

For tenants, this could be a game changer. It puts clear duties into tenancy agreements and gives a route to court if landlords fail to comply. It also sends a message that safe housing is not an optional extra, but a basic right.

Yet challenges are already clear. Can social landlords meet these deadlines? With many already struggling for resources and repair staff, hitting a 24-hour or 5-day target will be a huge ask. And while the law currently only applies to social landlords, campaigners argue that many of the worst conditions exist in the private rented sector, where protections remain far weaker.
That raises bigger questions about consistency and fairness. Should tenants in council or housing association homes enjoy stronger rights than those renting privately? And will the courts and ombudsman have the capacity to enforce these new rules if landlords fall short?

What is certain is that Awaab’s Law changes the conversation. It shifts responsibility firmly onto landlords, with the weight of law behind it. No more “we’ll get to it when we can”. No more brushing off complaints as tenant behaviour. Instead, a legal requirement to investigate and repair within set timeframes.

On Property Matters this Tuesday 23rd September at 1pm, Gareth Wax and myself, Hamish McLay, will be joined by Wendy Gibson. Wendy has been vocal about the poor quality of some recently built housing, shining a light on problems that go far beyond fire safety. Her work highlights how construction standards can leave residents facing serious issues in homes that are supposed to be new and safe. With that perspective, Wendy will add another layer to the discussion as we look at what Awaab’s Law means in practice.

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