What it means for our tenants
Awaab’s Law is a landmark piece of legislation introduced in the United Kingdom to protect tenants from unsafe housing conditions. Named after Awaab Ishak, a two-year-old who tragically died in 2020 due to prolonged exposure to mould in his social housing, the law aims to ensure that no tenant suffers from preventable health hazards in their home.
When does Awaab’s Law take effect?
The new law is being rolled out in phases, with the first phase on 27 October 2025. This will cover urgent hazards like damp, mould, and other emergency risks. This will then be followed by phase 2 in 2026 which will expand to include hazards such as excess cold or heat, fire risks, electrical safety and structural issues. In 2027 the final phase 3 will be implemented and this will covers all remaining hazards under the Housing Health and Safety Rating System (HHSRS), excluding overcrowding.
What hazards are covered under Awaabs Law?
Awaab’s Law focuses on serious health and safety risks within your home and when all of the phases are rolled out by 2027 it will include the following:
- Damp and mould
- Fire hazards
- Unsafe electrics
- Excess cold or heat
- Structural damage
- Blocked fire escapes
- Carbon monoxide risks
Whilst Awaabs Law legally mandates landlords, please rest assured the Council has always been committed to ensuring all tenants are safe at all times. If any hazard comes to our attention, it will be our priority to remedy that hazard and keep you safe.
Who Is protected?
This law applies to tenants living in social housing, housing association properties or homes let under a tenancy agreement by a registered social housing provider.
What must your landlord do?
Under Awaab’s Law, social landlords are legally required to investigate reported hazards within 10 working days and provide tenants with a written summary of findings within 3 working days from completing the investigation.
Repairs work must begin within 5 working days if a hazard is confirmed and to complete the repairs within 12-weeks if immediate action is not possible.
Where an emergency hazards is identified this must be made safe within 24 hours or if this is not possible and your home is deemed unsafe then we must offer tenants alternative accommodation.
Time frame responses
| Action | Significant Hazard | Emergency Hazard |
| Investigation | Within 10 working days | Within 24 hours |
| Safety Works | Within 5 working days after investigation | Within 24 hours after investigation |
| Written Summary to Tenant | Within 3 working days | Within 3 working days (if needed) |
| Supplementary Works | Start within 5 days, or take steps within 12 weeks | Same requirement applies |
| Alternative Accommodation | If not resolved in 5 working days | If not resolved in 24 hours |
Why this matters for tenants
Awaab’s Law protects tenants by giving them legal rights to safe and healthy housing and ensuring swift action from landlords on serious issues is completed. It provides clear timelines for repairs and communication and offers temporary accommodation if your home becomes uninhabitable or emergency class 1 hazards cannot be made safe within the 24-hour mandate.
What should tenants do?
If you notice damp, mould, or any other serious hazard in your home we strongly encourage you to report it to Ipswich Borough Council immediately. You should contact the Customer Service Centre on 01473 432000 or use the online repairs reporting portal at: www.ipswich.gov.uk/.
If you have not already registered to use the online portal then the webpage www.ipswich.gov.uk/housing/council-tenants/housing-online-my-account has instructions on how to sign up.
You should keep records of your communication and any photos of the issue and, if no action is taken within the legal timeframes, then follow this up with an email or contact the Customer Service Centre on the number above.
As an Ipswich Borough Council tenant you are entitled to live in a safe home - and now, the law is on your side.
For further information and advice on Awaabs Law, please click on the link below which offered draft guidance for Social Landlords ahead of the legal implementation date on 27 October 2025