Awaab’s Law is Here: The Surveyor’s guide for Compliance
Awaab’s Law: What Every Surveyor Needs to Know
As of 27 October 2025, Awaab's Law is officially in force — marking the most significant reform to the social housing sector in over a decade. This landmark legislation, part of the Social Housing (Regulation) Act 2023, introduces legally binding timeframes for social landlords to investigate and resolve serious health and safety hazards.
The law is named in memory of Awaab Ishak, a two-year-old who tragically died in 2020 due to respiratory issues caused by prolonged exposure to black mould in his home. His family’s repeated reports were not acted upon, highlighting systemic failings that this legislation now seeks to correct.
For surveyors, this law is transformative. It changes response protocols, accelerates inspection timelines, and strengthens legal duties around documentation and communication. This guide explains your obligations and how to stay compliant.
1. The New Legal Timelines: Your Requirements at a Glance
The official timelines begin the moment a landlord becomes aware of a potential hazard (Day 0). Awareness can arise from a tenant report, a contractor, or your own inspection findings.
Social landlords must now meet the following statutory deadlines:
Emergency Hazards
Investigate: Within 24 hours of becoming aware.
Complete Safety Works: Within 24 hours if an emergency hazard is confirmed.
An emergency hazard is one that poses an “imminent and significant risk of harm.”
If it cannot be made safe within 24 hours, suitable alternative accommodation must be provided at the landlord’s expense.
Significant Hazards (Including Damp & Mould)
Investigate: Within 10 working days of becoming aware.
Written Summary to Tenant: Within 3 working days after the investigation concludes.
Complete Safety Works: Within 5 working days of the investigation conclusion.
Supplementary Works: Landlords must take steps to begin any complex or long-term works (e.g., structural prevention) within 5 working days, and must start these works no later than 12 weeks after the investigation.
Failure to comply constitutes a breach of the tenancy agreement and the law, exposing landlords to enforcement action, unlimited fines, and potential legal proceedings.
2. The Phased Implementation: What to Prioritise Now
Awaab’s Law is being introduced in three phases, gradually expanding the range of hazards covered:
Phase 1 (From 27 October 2025): Applies to all emergency hazards and all damp and mould hazards presenting a significant risk of harm.
Phase 2 (From 2026): Expands to include more Housing Health and Safety Rating System (HHSRS) hazards, such as excess cold, heat, fire, electrical issues, and structural collapse.
Phase 3 (From 2027): Extends to cover all remaining HHSRS hazards (excluding overcrowding), including asbestos, biocides, and carbon monoxide.
3. Redefining “Hazard”: A Person-Centred Assessment
This is a major shift for surveyors.
Awaab’s Law moves beyond relying solely on HHSRS scoring. A hazard is now considered “in scope” if it presents a significant risk of harm, assessed through a person-centred lens.
Surveyors must take into account the tenant’s individual circumstances — for example, a small patch of mould that might score as a Category 2 hazard under HHSRS could still be classed as significant if the tenant is elderly or has asthma.
A hazard falls under the law if it:
Exists on land or in a building the landlord is responsible for.
Is within the landlord’s control to repair.
Is not caused by a tenant’s breach of contract.
Arises from defects, disrepair, or lack of maintenance.
4. The Investigation and Reporting Process
Your investigation forms the foundation of compliance. The law recognises four types of investigation:
Standard: The default inspection, required within 10 working days. Can be carried out remotely (e.g., via video) unless the tenant requests an in-person visit.
Renewed: If a tenant requests an in-person inspection following a remote one, the 10-day timeframe resets.
Emergency: Required within 24 hours if an emergency hazard is suspected.
Further: Where a more specialist investigation (e.g., structural survey) is needed. Initial safety work must still be completed promptly.
After every investigation, landlords must provide a written summary to the tenant within 3 working days (unless all works are completed within that period).
The summary must state:
Whether a significant or emergency hazard was identified.
What actions will be taken and the relevant timeframes.
Justification if no action is required.
The landlord’s contact details.
Your report will be the basis for this summary — accurate, time-stamped, and auditable records are essential.
5. Industry Reaction and Future Scope
RICS (Royal Institution of Chartered Surveyors) has strongly endorsed Awaab’s Law.
Charlotte Neal MRICS, Director of Professional Practice & Research, noted:
“As many as two million people are estimated to be living in housing with significant damp and mould. It is an urgent and widespread problem. RICS strongly welcomes Awaab’s Law and the drive to improve tenant experience and professionalism in social housing.”
While the law currently applies to social landlords, surveyors should prepare for wider adoption.
The Government has confirmed its intention to extend Awaab’s Law to the private rented sector through the forthcoming Renters’ Rights Act, with consultations also exploring its application to temporary accommodation.
6. Your Practical Next Steps as a Surveyor
Awaab’s Law will substantially increase your workload and the expectations placed upon you. The Housing Ombudsman has warned that “bolting Awaab’s Law on to existing policies will not work.” Surveyors must adapt proactively.
Prepare for Increased Workload: Tight statutory deadlines and a broader definition of “significant hazard” will mean more urgent inspection requests.
Prioritise Triage: Implement clear systems to identify and prioritise emergency and significant hazards from first contact.
Use Technology Effectively: Platforms like Surventrix can streamline scheduling, capture on-site data, and generate compliant reports to meet the 3-day summary requirement.
Maintain Robust Records: The only defence against breach is proving that all reasonable endeavours were taken. Keep detailed, time-stamped inspection notes, photographs, and communication logs.
Adopt a Person-Centred Approach: Gather information on tenant vulnerabilities as part of every assessment — not just the building condition.
Summary
Awaab’s Law sets a new legal standard for safety and accountability in housing. For surveyors, compliance depends on speed, documentation, and professional judgement.
Adopting efficient workflows, accurate reporting, and a person-centred approach will not only meet the legal bar, it will rebuild trust in the sector.