Awaab's Law: Essential Compliance Guide for Social Landlords and the Role of PIV Systems

The landscape of social housing in England has fundamentally changed. Following the tragic death of two-year-old Awaab Ishak in December 2020, the government introduced groundbreaking legislation that places unprecedented legal obligations on social landlords. Awaab's Law, which came into force on 27 October 2025, establishes strict statutory timeframes for addressing emergency hazards and significant damp and mould issues in social housing properties.

For social landlords, housing associations, and local authorities, compliance with Awaab's Law is not optional—it is a legally enforceable requirement that carries significant consequences for non-compliance. This comprehensive guide examines the law's requirements, practical implementation strategies, and how Positive Input Ventilation (PIV) systems can serve as an effective preventative solution to help meet your obligations under this landmark legislation.

Positive Input Ventilation systems offer a proven, cost-effective solution that aligns with both the letter and spirit of Awaab's Law. By preventing the development of damp and mould hazards through improved ventilation and humidity control, PIV installations can significantly reduce the regulatory burden on landlords whilst delivering healthier living environments for tenants.

Understanding Awaab's Law: Context and Legislative Framework

Awaab's Law emerged from a coroner's inquest into the death of Awaab Ishak, who died from a severe respiratory condition caused by prolonged exposure to mould in his housing association home in Rochdale. Despite his parents reporting the damp and mould repeatedly over three years, their social landlord failed to take adequate action.

The legislation was introduced through the Social Housing (Regulation) Act 2023 and inserts an implied term into all social housing tenancy agreements. This means registered providers of social housing—including local authorities and private registered providers such as housing associations—must comply with prescribed requirements. If landlords fail to meet these obligations, tenants can take legal action through the courts for breach of contract.

Who Does Awaab's Law Apply To?

Awaab's Law applies to almost all social housing occupied under a tenancy and let by a registered provider. The legislation covers:

• Local authority landlords (council housing)

• Registered providers of social housing (housing associations)

• Temporary accommodation occupied under a tenancy

• Supported accommodation occupied under a tenancy

Exemptions include properties occupied under a licence, long leaseholds, owner-occupied accommodation, low-cost home ownership homes, and shared ownership properties.

Phase 1: Current Requirements (October 2025)

From 27 October 2025, social landlords must address all emergency hazards and all damp and mould hazards that present a significant risk of harm to tenants within fixed timeframes.

Statutory Timeframes for Emergency Hazards

An emergency hazard is one that poses an imminent and significant risk of harm to the health or safety of occupiers—essentially, a risk that a reasonable landlord with relevant knowledge would take steps to make safe within 24 hours.

Emergency hazards may include:

• Gas or carbon monoxide leaks

• Broken boilers (particularly in cold weather)

• Total loss of water supply

• Electrical hazards such as exposed wiring

• Significant water leaks

• Broken external doors or windows presenting security risks

• Prevalent damp and/or mould materially impacting a tenant's health

• Significant structural defects or disrepair

Required action: Social landlords must both investigate and undertake relevant safety works within 24 hours of becoming aware of the potential emergency hazard.

If the property cannot be made safe within 24 hours, the landlord must secure and fund suitable alternative accommodation for the household until safety works are completed.

Statutory Timeframes for Significant Damp and Mould Hazards

A significant hazard is one that poses a significant risk of harm to the health or safety of occupiers—a risk that a reasonable landlord would take steps to make safe as a matter of urgency.

Required actions for significant damp and mould:

1. Investigation: Within 10 working days of becoming aware of a potential significant hazard, landlords must conduct an investigation

2. Written summary: A written summary of investigation findings must be provided to the tenant within 3 working days of the investigation's conclusion (unless all required works are completed within this period)

3. Relevant safety work: Within 5 working days of the investigation concluding, if a significant hazard is confirmed, landlords must undertake relevant safety work to make the property safe

4. Supplementary preventative work: Landlords must begin, or take steps to begin, any supplementary preventative work to prevent the hazard from recurring within 5 working days of the investigation concluding. If work cannot begin within 5 working days, it must start as soon as reasonably practicable and within 12 weeks

5. Completion: Supplementary preventative works must be satisfactorily completed within a reasonable timeframe

If relevant safety work cannot be completed within the specified timeframes, landlords must offer suitable alternative accommodation at their expense.

Critical Compliance Considerations

Awareness and the Commencement of Timeframes

The legal obligations under Awaab's Law begin when the social landlord becomes aware of a potential hazard or a material change to a potential hazard. The day the landlord becomes aware is counted as day 'zero', with day one of timeframes commencing the following working day.

Landlords can become aware through:

• Tenant reports (directly or through representatives)

• Routine inspections or visits by housing officers

• Contractor notifications

• Third-party reports

• Notifications from regulators or other bodies (Housing Ombudsman, Building Safety Regulator, fire and rescue authorities, etc.)

Important: Where a tenant reports a potential hazard to a managing agent or any part of the landlord's organisation, the landlord is considered to have become aware at that point. Robust internal procedures must ensure effective reporting and escalation.

Tenant Vulnerabilities and Risk Assessment

When determining whether a hazard constitutes a significant or emergency risk, landlords must consider the circumstances and vulnerabilities of occupiers. Relevant knowledge includes:

• Age of occupiers (young children, elderly residents)

• Physical or mental health conditions

• Disabilities

• Pregnancy

• Household composition

A tenant does not need to have a specific vulnerability for a hazard to be deemed significant or emergency—some hazards pose danger to anyone. However, vulnerabilities may elevate a significant hazard to an emergency hazard. For example, widespread damp and mould in a bedroom occupied by a child with asthma could constitute an emergency hazard requiring action within 24 hours.

Landlords should maintain accurate, up-to-date information about their properties and residents, whilst ensuring compliance with UK GDPR and the Data Protection Act 2018.

Scope: What Falls Within Landlord Responsibility

For a hazard to be within scope of Awaab's Law, it must:

1. Be in buildings or land for which the social landlord is responsible

2. Result from defects, disrepair, or lack of maintenance

3. Be within the landlord's control to fix

4. Not be damage resulting from breach of contract by the tenant

5. Be a significant or emergency hazard

Crucially: Landlords must not assume that damp and mould is due to a tenant's 'lifestyle'. The government guidance explicitly states that everyday activities such as cooking, bathing, washing, and drying laundry inevitably contribute to indoor moisture production and are unlikely to constitute breach of contract. Where structural deficiencies such as poor ventilation, inadequate insulation, or faulty damp proof courses contribute to damp and mould, the landlord is responsible for addressing the root cause.

The "Reasonable Endeavours" Defence

Social landlords have a defence under Awaab's Law if they can demonstrate they have taken all reasonable steps to comply with requirements but were genuinely prevented by circumstances beyond their control. Examples might include:

• Inability to gain access despite multiple documented attempts

• Difficulty sourcing specialist contractors or materials

• Unforeseen complications during remedial works

However, this defence has a high threshold. Landlords must evidence comprehensive attempts to comply, maintain detailed records, and demonstrate proactive problem-solving.

Future Phases: Preparing for Expanded Coverage

Awaab's Law will be implemented in phases:

Phase 2 (October 2026) will extend regulations to cover additional significant hazards including:

• Excess cold and excess heat

• Falls (associated with baths, stairs, between levels, or on level surfaces)

• Structural collapse and explosions

• Fire and electrical hazards

• Domestic and personal hygiene and food safety

Phase 3 (October 2027) will extend to all remaining HHSRS (Housing Health and Safety Rating System) hazards where they present a significant risk of harm, excluding overcrowding.

Social landlords should prepare for these future phases by establishing robust systems, governance frameworks, and preventative maintenance programmes now.

Enforcement and Consequences of Non-Compliance

Tenants have multiple avenues for redress if landlords fail to comply with Awaab's Law:

1. Landlord complaints procedure: Tenants should first use the landlord's formal complaints process

2. Housing Ombudsman Service: If complaints remain unresolved, tenants can escalate to the Housing Ombudsman, which can investigate and award compensation

3. Court action: Tenants can apply to court for an order for specific performance or compensation for breach of contract

4. Regulator of Social Housing: The Regulator oversees landlord performance against consumer standards and can take enforcement action for significant failures

The Housing Ombudsman reported that damp and mould accounts for 50% of their cases and emphasised that Awaab's Law creates clear accountability mechanisms.

Radon Protection UK: Trusted Experts in PIV Solutions for Damp, Mould, and Radon Mitigation

As a leader in property health and safety, Radon Protection UK not only specialises in radon testing and mitigation but also provides proven Positive Input Ventilation (PIV) solutions designed to tackle damp and mould in social and private housing. Our team understands the urgent requirements of Awaab’s Law and works directly with landlords, housing associations, and councils to supply and install high-performance PIV units that deliver long-term improvements in air quality, moisture control, and tenant wellbeing.

Radon Protection UK currently work with several housing associations to tackle damp and mould issues in their portfolio of properties and are trusted professionals in this field. We also install PIVs with heat support for colder periods and so ensure the air quality and comfort of the resident.

By choosing Radon Protection UK, you ensure that compliance with statutory repair timeframes goes hand-in-hand with proactive risk management—protecting residents from damp, mould, and radon hazards, while enhancing your organisation’s reputation for safe, healthy homes. For tailored advice or to arrange a PIV installation, contact our expert team today.

Positive Input Ventilation (PIV): A Proactive Solution for Compliance

While Awaab's Law establishes reactive timeframes for addressing reported hazards, forward-thinking social landlords are implementing preventative strategies to reduce the incidence of damp and mould. Positive Input Ventilation (PIV) systems represent one of the most effective and cost-efficient solutions for preventing condensation-related damp and mould in social housing.

What Are PIV Systems?

PIV systems tackle ventilation by introducing a continuous flow of fresh, filtered air into a property. The system creates slight positive pressure within the dwelling, which displaces stale, moisture-laden air and forces it out through natural leakage points such as gaps around windows, doors, trickle vents, and extractor fans.

How PIV systems work:

• A unit (typically mounted in the loft space for houses, or wall-mounted for flats) draws fresh air from outside

• Air passes through filters to remove particulate matter and pollutants

• Filtered air is gently supplied into the property (usually at ceiling level)

• Positive pressure pushes damp, stale air out through existing ventilation pathways

• Some units include integrated heaters to temper incoming air during colder months

How PIV Systems Prevent Damp and Mould

Mould thrives in damp environments where condensation is prevalent. When warm, moisture-laden air from everyday activities (cooking, showering, drying clothes, even breathing) contacts cold surfaces, condensation forms. If mould spores settle on these damp areas, they find ideal conditions to multiply and grow.

PIV systems address this by:

1. Reducing humidity: Fresh, dry air continuously introduced into the home lowers overall humidity levels

2. Preventing condensation: Lower humidity makes it harder for condensation to form on cold surfaces such as walls, windows, and ceilings

3. Improving air circulation: Continuous airflow prevents pockets of stagnant, moist air

4. Diluting moisture concentration: Fresh air dilutes the concentration of moisture, creating an inhospitable environment for mould spores

5. Filtering pollutants: Filtered air removes allergens, pollutants, and odours, improving indoor air quality

Benefits of PIV Systems for Social Housing Providers

For social landlords seeking to comply with Awaab's Law whilst managing maintenance budgets, PIV systems offer compelling advantages:

Preventative approach: By addressing the root cause of condensation-related damp and mould, PIV systems reduce the likelihood of hazards arising that would trigger Awaab's Law timeframes

Cost-effectiveness: PIV systems are relatively inexpensive to install (units can be installed in lofts in less than an hour) and have minimal running costs—typically just a few pence per day to operate

Energy efficiency: Modern PIV units are designed for energy efficiency, with some intelligent models regulating fan speed based on temperature and moisture content to optimise ventilation whilst minimising energy consumption

Low maintenance: PIV systems require only occasional filter changes, with no complex ongoing maintenance

Quiet operation: Contemporary PIV units operate quietly in the background, ensuring minimal disruption to tenants

Tenant health benefits: Improved air quality benefits residents with asthma, allergies, and respiratory conditions

Regulatory alignment: PIV installations have been recognised as effective ventilation solutions in social housing for decades and align with building regulations

PIV Systems in the Context of Awaab's Law

The government guidance emphasises that landlords are responsible for addressing structural deficiencies that contribute to damp and mould. Where investigations reveal that damp and mould result from inadequate ventilation, landlords must take appropriate remedial action.

PIV systems directly address ventilation deficiencies and can serve multiple compliance functions:

Supplementary preventative work: Following emergency treatment of damp and mould (such as specialist mould washes), PIV installation can constitute the supplementary preventative work required under Awaab's Law to prevent hazard recurrence

Proactive hazard prevention: Installing PIV systems in high-risk properties or those with histories of condensation issues can prevent significant and emergency hazards from developing

Whole-stock strategy: Many social housing providers are implementing PIV systems as part of comprehensive stock improvement programmes to reduce future maintenance liabilities and improve tenant wellbeing

Implementing PIV Solutions: Practical Considerations

Property Suitability

PIV systems are suitable for various property types:

• Houses with loft space: Loft-mounted units are the most common and effective solution

• Flats and apartments: Wall-mounted PIV units provide effective ventilation in properties without loft access

• Mixed-tenure buildings: PIV can be installed in individual social housing units within mixed-tenure developments

Installation and Procurement

When procuring PIV systems for social housing stock, landlords should:

• Select units with appropriate capacity for property size

• Consider intelligent PIV units with sensors that optimise performance based on environmental conditions

• Ensure contractors are appropriately qualified and certified

• Check online reviews such as Trustpilot or Google

• Specify maintenance schedules and tenant guidance

• Consider units with integrated heaters for improved tenant comfort, whilst balancing energy efficiency

Tenant Engagement

Effective PIV system performance benefits from tenant cooperation. Landlords should:

• Provide clear guidance on system operation

• Explain the benefits of continuous operation

• Advise on complementary ventilation practices (opening windows periodically, using extractor fans)

• Ensure tenants understand not to block ventilation pathways

• Conduct follow-up visits to ensure systems are operating correctly and tenants are satisfied

The Housing Ombudsman's guidance emphasises effective communication with tenants throughout hazard investigation and remediation processes. This principle applies equally to preventative interventions such as PIV installations.

Compliance Checklist for Social Landlords

To ensure readiness for Awaab's Law, social landlords should:

Policies and Procedures

• ✔ Update policies to reflect Awaab's Law timeframes and requirements

• ✔ Establish clear protocols for triaging hazards as emergency or significant

• ✔ Implement reporting procedures aligned with guidance on resident communications and contractor reports

• ✔ Create plans for temporary rehousing if repairs cannot be completed within statutory timeframes

• ✔ Ensure IT systems can manage workflows, triggers, reports, and notifications

Stock Management

• ✔ Identify high-risk properties requiring monitoring or preventative intervention

• ✔ Prioritise properties with vulnerable residents (elderly, young children, those with disabilities or health conditions)

• ✔ Conduct proactive inspections to identify issues early

• ✔ Maintain accurate, up-to-date stock condition information

• ✔ Schedule preventative maintenance, including PIV installations where appropriate

Training and Resources

• ✔ Train property teams and contractors on legal responsibilities under Awaab's Law

• ✔ Ensure staff can assess hazards and evaluate resident vulnerabilities

• ✔ Provide training on required documentation and escalation procedures

• ✔ Equip staff to handle complex cases and identify when specialist input is needed

• ✔ Ensure customer service teams understand communication requirements

Record Keeping

• ✔ Maintain detailed records of all tenant reports, investigations, and communications

• ✔ Document actions taken, timeframes met, and any circumstances affecting compliance

• ✔ Keep comprehensive tenant information (with appropriate GDPR safeguards)

• ✔ Record stock condition data, maintenance histories, and preventative interventions

A Paradigm Shift in Social Housing Standards

Awaab's Law represents a fundamental transformation in how social housing providers must approach hazard management, particularly damp and mould. The legislation establishes clear, enforceable standards that place tenant safety at the forefront of landlord obligations.

For social landlords, housing associations, and local authorities, compliance requires:

• Robust systems for identifying, triaging, and responding to hazards within statutory timeframes

• Proactive approaches that prevent hazards from arising rather than simply reacting to reports

• Investment in solutions such as PIV systems that address root causes of condensation-related damp and mould

• Cultural commitment to tenant safety, health, and wellbeing

As the legislation extends to additional hazards in 2026 and 2027, social landlords that establish strong compliance frameworks and invest in preventative technologies now will be best positioned to meet future requirements whilst protecting the health and safety of their residents.

The memory of Awaab Ishak demands nothing less than a complete commitment to ensuring that no tenant should ever suffer harm from hazards in their home. With proper systems, preventative strategies such as PIV installations, and unwavering focus on tenant wellbeing, social housing providers can transform compliance with Awaab's Law from a regulatory burden into an opportunity to deliver genuinely safe, healthy, and decent homes for all.

Frequently Asked Questions (FAQ) About Awaab’s Law for Social Landlords

1. What is Awaab’s Law and why was it introduced?

Awaab’s Law is new legislation requiring social landlords (councils and housing associations) to act promptly on hazards, especially damp and mould, in tenants’ homes. It was introduced after the death of Awaab Ishak, a child who died from exposure to mould in social housing. The law’s purpose is to prevent similar tragedies by enforcing strict timescales for repairs and remediation.Read more: https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector

2. Who does the law apply to?

Awaab’s Law applies to registered providers of social housing, including local authorities, housing associations, and those providing temporary or supported accommodation under a tenancy agreement. Exempt categories include owner-occupied properties and homes occupied by licence. https://england.shelter.org.uk/professional_resources/news_and_updates/how_awaabs_law_changes_the_rules_on_hazards_in_social_housing

3. What are the statutory timeframes for addressing hazards?

• Emergency hazards must be investigated and made safe within 24 hours of landlords becoming aware.

• Significant damp and mould hazards must be investigated within 10 working days, findings reported within 3 days, remedial work done within 5 working days of confirming the hazard, and preventative work commenced within 5 days or no later than 12 weeks.

  
  

  https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector

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4. How do landlords “become aware” of a hazard?

Landlords “become aware” when receiving a report (from tenants, their representatives, contractors, or third-parties), via inspections or communications with regulators. Any part of the organisation receiving a report counts as the landlord being aware.https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector

5. What should landlords do if tenants are particularly vulnerable?

Landlords must consider the health, age, disability, or other vulnerabilities of tenants when assessing hazards. Vulnerable residents may trigger faster urgency.https://england.shelter.org.uk/professional_resources/news_and_updates/how_awaabs_law_changes_the_rules_on_hazards_in_social_housing

6. What if repairs cannot be completed in time?

If safety works cannot be completed in the required timescale, landlords must secure and fund suitable alternative accommodation for affected tenants until the work is completed.https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector

7. Is damp and mould always the tenant’s responsibility?

No. Landlords must not simply attribute damp or mould to tenant lifestyle. Moisture from daily living is normal, and the landlord is responsible for addressing structural issues like poor ventilation or insulation.https://www.gov.uk/government/publications/awaabs-law-guidance-for-social-landlords/awaabs-law-guidance-for-social-landlords-timeframes-for-repairs-in-the-social-rented-sector

8. What steps can landlords take to prevent damp and mould?

Proactive measures include regular inspections, maintaining property condition, and structural improvements such as installing PIV (Positive Input Ventilation) systems to improve airflow and reduce condensation.https://housinghub.campaign.gov.uk/make-things-right/new-law/?gclsrc=aw.ds&gad_source=1&gad_campaignid=23065127454&gbraid=0AAAAApZMC1nPgEbhIBrQhypXUUx0uALdn&gclid=CjwKCAiAwqHIBhAEEiwAx9cTeVUvX1uTNDrvmUElSLwTGedwwf06w_aZnXUBoFhUjG3ksZbDarVq9RoCy90QAvD_BwE

9. What can tenants do if landlords do not comply?

Tenants should first use the official complaints procedure, then—if unresolved—can escalate to the Housing Ombudsman or take legal action for breach of contract. The regulator also has enforcement powers where there is systemic non-compliance.https://www.housing-ombudsman.org.uk/centre-for-learning/key-topics/awaabs-law/

10. Will Awaab’s Law cover other types of hazards in future?

Yes. Phase 2 (from October 2026) will include more hazards such as cold, heat, fire, and falls. Phase 3 (from October 2027) will cover virtually all significant housing hazards except overcrowding.https://england.shelter.org.uk/professional_resources/news_and_updates/how_awaabs_law_changes_the_rules_on_hazards_in_social_housing

References & Sources

1. Awaab's Law: Guidance for social landlords - Timeframes for repairs in the social rented sector - GOV.UK

2. Awaab's Law - Make Things Right - Housing Hub

3. Awaab's Law - Housing Ombudsman Service

4. Awaab's Law - National Housing Federation

5. How Awaab's law changes the rules on hazards in social housing - Shelter England

6. Awaab's Law Use Case - HACT

7. The draft guidance is finally here… Awaab's Law - Anthony Collins Solicitors

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