Health and Safety Hazards in Social Housing: ‘Awaab’s Law’ and Electrical Safety Requirements

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The Government has published phase one regulations for Awaab’s Law and electrical safety in social housing, with a statement from the Secretary of State on 25 June 2025.

The Social Housing (Prescribed Requirements) (England) Regulations 2025 set out the first phase of the implementation of Awaab’s Law as set out in s10A of the Landlord and Tenant Act 1985.

These new legal duties will come into force from October 2025, applying to all registered providers of social housing.

A letter from the Housing Minister to sector leaders confirms the implementation of phase one.

From 27 October 2025, social landlords will be required to address damp and mould using the following procedures:

  • Emergency repairs must be investigated and actioned within 24 hours.
  • Significant hazards must be investigated within 10 working days of a landlord becoming aware of them.
  • A written summary of findings must be given to the tenant within 3 working days of the investigation concluding.
  • If a hazard presents a significant risk of harm, the property must be made safe and remedial works must begin within 5 working days of the investigation concluding, or if for some reason they cannot be begun within that time frame, there is a long-stop of 12 weeks within which works must commence.
  • If the property cannot be made safe in the above timescales, tenants must be decanted at the landlord’s expense until the repairs are completed.

Draft Guidance on the Regulations has also been published and whilst it may be subject to some revision, it is worth considering now.

New electrical safety requirements will come into force in November requiring all landlords to inspect and test electrical installations at least every five years and carry out necessary works. New guidance will be published ahead of the implementation date.

Phases 2 and 3 of Awaab’s Law will be implemented in 2026 and 2027 respectively. The intention is to “test and learn” from the implementation of the damp and mould measures, before Awaab’s Law is expanded to the remaining Housing Health and Safety Rating System hazards (HHSRS) apart from overcrowding.