Awaab’s Law: How Orwell is preparing for every phase

What is Awaab’s Law?

Awaab’s Law is named after two-year-old Awaab Ishak, who died in 2020 from a respiratory condition caused by prolonged exposure to mould in his family’s housing association flat in Rochdale.

In response to this tragedy, the Government introduced significant changes to housing legislation aimed at ensuring social housing tenants live in safe and healthy homes.

When the Social Housing (Regulation) Act 2023 became law, a new section (10A) was added to the Landlord and Tenant Act 1985. This enabled regulations to be introduced requiring social landlords to investigate and resolve serious housing hazards within legally binding timescales, bringing Awaab’s Law into force.

At Orwell, our Property Services team has been working hard behind the scenes to prepare for these changes. The legislation introduces strict requirements for landlords to respond to and resolve health hazards, ensuring residents receive timely support and live in homes that are safe, secure and well maintained.

Phase 1: Damp and Mould (October 2025)

Since 27 October 2025, social landlords have been legally required to meet strict response times for damp and mould issues and emergency hazards.

Under Phase 1:

• Emergency hazards must be investigated and made safe within 24 hours.
• Alternative accommodation must be provided where necessary.
• Significant damp and mould cases must be investigated within 10 working days.
• Hazards must be made safe within five working days of the investigation being completed.
• Residents must receive a written summary of findings and actions within three working days of the investigation concluding.

To prepare for these requirements, our teams have received specialist training to understand the complexities of damp and mould. We have developed robust processes that not only address the immediate hazard but also investigate the root causes to prevent issues from returning.

We closely monitor all reported cases and repairs daily to ensure nothing is missed. We also contact residents six months after works have been completed to check that the problem has not reoccurred and that the solution remains effective.

Our wider teams and contractors also play an important role by reporting any concerns they identify, even when a resident has not yet raised the issue themselves.

Phase 2: Expanding Hazard Coverage (November 2026)

Orwell’s Repairs team is already working in line with the Government’s new hazard guidelines. We are actively tracking jobs related to these hazards, allowing us to monitor performance, identify areas for improvement and ensure full compliance before the legislation comes into force.

We have also established a dedicated Phase 2 working group, bringing together colleagues from across the organisation. The group meets regularly to discuss compliance, readiness and best practice, while training and communications are being delivered to increase awareness and understanding throughout Orwell.

Learning from the sector

Several Orwell colleagues recently attended the Awaab’s Law Phase 2: Preparing Together, Not Reacting Later roundtable event, by The Social Housing Alliance – Babergh hosted at Endeavour House, Ipswich.

The event brought together social housing professionals to discuss preparations for Phase 2 and share learning across the sector.

Key topics included:

• Changes to HHSRS Hazards, Scoring, and Baseline indicators
• Understanding the implications of Awaab’s Law Phase 2
• Building a more effective triage system across Phase 1 and Phase 2
• How to make better use of survey and property data
• Turning data into meaningful actions and better outcomes for residents
• Sharing challenges, experiences and practical solutions
• The importance of collaboration and getting ahead of the changes

Charlotte, Orwell’s Property Team Leader, attended the session and shared her thoughts:

“Attending the Social Housing Alliance’s Awaab’s Phase 2 Round Table gave us invaluable insight into what other housing associations are doing to prepare for these legislative changes.

Repairs will undoubtedly be one of the areas most impacted, and our Repairs Diagnostics Team will be at the heart of this work as the first point of contact in most cases. Listening to others discuss their plans reassured me that Orwell is already on the right track, and we can confidently say we are well prepared.

Sharing knowledge across the sector helped identify areas for improvement while also highlighting successful approaches. It was reassuring to hear that many organisations are facing similar challenges as we navigate this important legislation together.”

Colin, Orwell’s Repairs Diagnostic Co-ordinator, has been involved from the very beginning of our preparations for Awaab’s Law. Having attended the roundtable session, he reflected on the experience, saying:

“It was great to see that, compared with other housing associations, Orwell is performing very well and in some cases is ahead of the curve. This reassured us that we are doing the right thing for our residents and taking Awaab’s Law very seriously as an organisation.

These events are incredibly valuable because they allow us to learn from others, pick up new ideas and continue improving our processes so that we can deliver the best possible service to customers.”

Looking ahead: Phase 3 (October 2027)

The final phase of Awaab’s Law will come into effect from October 2027.

This stage will extend the requirements to cover all remaining significant hazards in social housing, apart from hazards relating to overcrowding.

As each phase is introduced, Orwell remains committed to ensuring our homes are safe, healthy and well maintained. By preparing early, investing in training and learning from others across the sector, we are working to deliver the best possible outcomes for our residents both now and in the future.

For more information visit: Condensation, Damp and Mould – Orwell Housing