Awaab’s Law for facilities managers and social housing: A Guide

The introduction of Awaab’s Law marks a significant turning point for the UK’s social housing sector. For facilities managers, property owners, and housing associations, it represents more than just a new set of rules – it signals a fundamental shift in how tenant safety and building maintenance are approached. With strict new deadlines for repairs and investigations now enforced, the pressure is on to ensure facilities management supply chains are resilient, efficient, and compliant. 

This guide covers: 

• What is Awaab’s Law? 
• Its objectives 
• Key information for facilities managers and housing associations 
• Penalties for non-compliance 
• How to prepare your operations for these essential changes

 

What is Awaab’s Law?

Awaab’s Law was introduced as part of the Social Housing (Regulation) Act 2023. It amends social housing tenancy agreements, obliging landlords to address reported health hazards within strict timeframes. 

The law is named in memory of two-year-old Awaab Ishak, who tragically passed away in December 2020 due to prolonged exposure to mould in his family’s social housing flat in Rochdale. Following a dedicated campaign by his parents and the housing charity Shelter, the government enacted this legislation to ensure no tenant endures similar negligence again. 

Although Awaab’s Law does not directly regulate facilities managers, there are several key aspects they must be aware of, particularly regarding maintenance and supply chain compliance.

When does Awaab’s Law come into force? 

Awaab’s Law officially came into effect on 27 October 2025. While this date adds urgency, landlords are expected to start auditing their processes and supply chains immediately to align with the law’s principles well in advance. 

 

Objectives: Why was Awaab’s Law introduced? 

The core aim of Awaab’s Law is to compel landlords to act swiftly when tenant health is at risk. It eliminates any ambiguity around response times and empowers tenants to take landlords to court if standards are not met. 

The regulator for social housing has made it clear: delays or inaction regarding damp, mould, and other hazards are unacceptable. 

The legislation ensures complaints are investigated by qualified professionals and that repairs are not just reported but promptly completed.

 

What facilities managers and housing associations need to know 

For facilities managers working in partnership with councils, housing associations, or private social housing providers, the new rules impose strict legal deadlines. Failure to meet these deadlines could result in legal action and reputational damage. 

Key timelines include: 

• 10 working days to investigate: Once a hazard such as damp or mould is reported, it must be investigated to determine whether it poses a significant health risk. 
• 3 working days to report: Following an investigation, a written summary of findings must be provided to the tenant. 
• 24 hours for emergency repairs: Where an investigation identifies an urgent health risk, repairs or measures to make the property safe must begin within 24 hours. 
• 5 working days to make safe: For non-urgent but significant hazards, work must start to make the property safe within 7 calendar days, or the property must be made safe within 5 working days, depending on severity. 

From 2026 onwards, these protections are expected to expand to cover additional hazards under the Housing Health and Safety Rating System (HHSRS), including electrical safety and fire risks.

 

What happens if landlords fail to act? 

The consequences for non-compliance are severe and include:

• Fines
  • Minor or initial breaches: Civil penalties of up to £7,000
  • Serious, repeated, or persistent breaches: Civil penalties of up to £40,000 or potential criminal prosecution
• Council intervention
• Enforcement notices
• Risk of blacklisting
• Court escalation

 

Prevent and manage risk with Facilitiesline 

Looking for suppliers you can trust?  

While Facilitiesline does not directly support private housing, our solution helps social housing associations and their facilities managers – we even have facilities management work categories (with hundreds of verified FM suppliers) covering: 

• Waterproofing  
• Mould eradication (CPV code: 90911200-8)  
• Damp Proofing – including chemical injection (CPV code: 45262520-2)  

We also have relevant Construction work categories on Constructionline:  

• Damp Penetration (CPV code: 71220000-6)  
• Damp-proofing and waterproofing (CPV code: 45261420-4)  
• Condensation and black mould controls (CPV code: 45261420-4) 

 

Preparing for Awaab’s Law isn’t just about speed – it’s about ensuring safety, quality, and accountability. And as a facilities manager, you need absolute confidence in your FM supply chain.  

Facilitiesline’s PQQ checks supplier insurances, documentation, certifications and more: as a buyer/facilities manager, it’s then up to you to then check they have the skills, competence and qualifications to carry out damp proofing works (or your specified works). 

Facilitiesline helps you source new contractors, manage supply chains, and reduce Facilities Management supply chain risk. Instead of scrambling to find pre-approved contractors when an issue arises, you’ll have access to a network of vetted suppliers: crucial if you oversee spaces that require maintenance and remedial works, or manage numerous suppliers:

 

How Facilitiesline helps you keep on top of your supply chain compliance 

• Verify supplier credentials: Facilitiesline pre-qualifies suppliers that have relevant work categories, such as damp and mould repairs 
• Streamlined compliance: Centralise and oversee contractor information to ensure your supply chain consistently meets regulatory standards. 
• Risk reduction: Access pre-qualified suppliers to minimise the risk of working with contractors who may lead to non-compliance with the legal deadlines.