Awaab’s Law — What It Means and How Managing Agents Can Help

The tragic death of two-year-old Awaab Ishak in 2020 exposed the devastating consequences of prolonged damp and mould in housing. Despite his family repeatedly reporting the problem, it was never resolved by their landlord, Rochdale Boroughwide Housing (RBH).
In response, the Government has introduced Awaab’s Law — new legislation designed to ensure that landlords act swiftly when tenants report health-related hazards such as damp or mould.

The Purpose of Awaab’s Law

Awaab’s Law was introduced under the Social Housing (Regulation) Act 2023. It aims to make sure that social housing tenants never have to live in unsafe or unhealthy homes again.
The new law will require landlords to:
• Investigate hazards promptly when damp, mould, or other health risks are reported.
• Carry out essential repairs within strict legal timeframes.
• Communicate clearly with tenants about what is being done and when.
• Keep accurate, evidence-based records of all reports and actions taken.
• Be accountable to the Regulator of Social Housing, which now has enhanced enforcement powers.

Who Does Awaab’s Law Apply To?

The law currently applies to social landlords, such as housing associations and local authorities.

It does not yet apply to:

• Private landlords; or

• Leasehold and Right-to-Manage (RTM) developments managed by residents’ companies.

However, the principles behind Awaab’s Law — timely repairs, transparency, and prioritising resident safety — are expected to influence best practice across all housing sectors in the years ahead.

The Role of the Managing Agent

For leasehold developments, the Managing Agent typically acts on behalf of the management company or freeholder and is responsible for the communal parts of the building only — such as hallways, roofs, gutters, external walls, lighting, and shared services.

While Managing Agents are not responsible for conditions within individual flats, they play a crucial supporting role by:

• Inspecting and reporting visible signs of leaks or damp in communal areas.

• Maintaining roofs, gutters, and drainage systems to prevent water ingress.

• Arranging prompt repairs to shared structures that could cause damage.

• Providing advice and signposting leaseholders or residents to appropriate contractors or local authorities for issues inside individual homes.

• Maintaining detailed maintenance logs that demonstrate responsible management.

Although our authority is limited to communal areas, we take a proactive approach to ensure defects are addressed quickly and transparently — reducing the risk of wider building damage or resident discomfort.

Supporting Residents and Directors

At PMMS, we believe the principles of Awaab’s Law represent good management practice for all types of housing.

We support residents and directors by:

• Implementing planned maintenance programmes to minimise leaks or damp.

• Ensuring contractors respond quickly to reported communal issues.

• Offering guidance on ventilation and condensation control.

• Helping residents escalate internal damp problems through the right channels when the cause lies beyond the building fabric.

We also encourage residents to report any early signs of damp or leaks — even if unsure of the cause — so that action can be taken before problems worsen.

A Shared Responsibility

Awaab’s Law highlights a truth that applies across all housing: safe and healthy homes depend on shared responsibility.

For social landlords, the law imposes strict timeframes and accountability. For managing agents, leaseholders, and residents, it reinforces the need for good communication, preventative maintenance, and prompt reporting.

At PMMS, we remain committed to delivering safe, well-maintained communal areas and supporting residents in managing their homes responsibly.

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