Who was Awaab Ishak?
Awaab Ishak was a two-year-old boy who died in December 2020 as a direct result of prolonged exposure to mould in a social housing flat in Rochdale. The coroner’s inquest in November 2022 found that his death was caused by a severe respiratory condition arising from the mould. His landlord, Rochdale Boroughwide Housing, had failed to act on repeated complaints from his family over several years.
The case prompted the government to introduce ‘Awaab’s Law’ - initially for the social rented sector under the Social Housing (Regulation) Act 2023 - and then to legislate for its extension to the private rented sector under the Renters’ Rights Act 2025.
Where the law stands now:£7,000 hazard fines in force, Awaab’s Law for private tenancies still being decided
Two separate things matter to a private landlord in England in 2026:
- In force since 22 June 2026: Councils can fine a private landlord up to £7,000 for failing to fix a serious (Category 1) hazard, including severe damp and mould. The fine covers the 21 hazards, in the updated Housing Health and Safety Rating System (HHSRS) that came into force on 23 June 2026, that are found at the most dangerous level. It sits alongside councils’ existing powers to force repairs, carry out emergency works and recover the cost from the landlord.
- Not yet in force: Awaab’s Law for private tenancies. The Renters’ Rights Act 2025 extends Awaab’s Law to private rented tenancies. On 9 October 2026 the government opened a consultation on how, Extending Awaab’s Law to private rented tenancies and to licences, which closes at 11:59pm on 18 December 2026. The consultation page does not set timescales or a start date for private landlords, so none of the timescales below is yet law for you.
The timescales already in force for social landlords
Awaab’s Law has applied to registered social landlords in England since 27 October 2025, so its timescales show the direction of travel:
- Emergency hazards: investigate and carry out the necessary safety work within 24 hours of becoming aware of the hazard
- Significant hazards (in the first phase, damp and mould): investigate within 10 working days
- Written summary to the tenant within 3 working days of the investigation concluding
- Safety work for a significant hazard within 5 working days of the investigation concluding
The social rules widen over time: more hazards, such as excess cold, falls, fire and electrical hazards, in 2026, and the remaining hazards other than overcrowding in 2027. Read the official GOV.UK guidance for social landlords. For private landlords the timescales are still being consulted on, so treat these as a benchmark, not as your legal deadline.
What counts as a hazard?
Hazards are defined under the Housing Health and Safety Rating System (HHSRS). The updated system, in force from 23 June 2026, has 21 hazards, down from 29 in the old version. Among the most common in practice:
- Damp and mould growth
- Excess cold (inadequate heating)
- Falls on stairs or from heights
- Electrical hazards
- Structural collapse
- Carbon monoxide poisoning
What counts as an emergency?
In the social rules an emergency hazard is one that needs urgent action, with a 24-hour limit. These examples show the kind of situation a landlord should treat as urgent; they are not an official list:
- Gas leaks or suspected carbon monoxide
- Complete loss of heating or hot water in cold weather
- Severe structural damage making the property unsafe
- Total loss of electricity
- Sewage flooding
In cases like these, act within 24 hours rather than waiting for an inspection slot.
What are the consequences of not fixing a hazard?
For a private landlord today they include:
- A council civil penalty of up to £7,000 for a serious (Category 1) hazard
- The council’s existing powers to force repairs, carry out emergency works and recover the cost from you
Once Awaab’s Law applies to private tenancies, the final rules will set out the further consequences. They are not decided yet.
How to protect yourself as a landlord
- Respond in writing to every hazard report. Even if you believe the hazard is minor, acknowledge receipt and state when you will inspect. Keep a copy.
- Inspect promptly. As a benchmark, the social rules allow 10 working days to investigate a significant hazard and 24 hours for an emergency. If you cannot attend personally, use a qualified contractor. Document the inspection with photos and a written report.
- Keep a maintenance log. Record every report received, when you responded, when you inspected, and when works were completed.
- Act on the findings. If the inspection reveals a genuine hazard, carry out the necessary repairs promptly and document completion.
How Comprent helps
Comprent’s maintenance module starts a response timer the moment a maintenance request is logged. It counts down a default 5-working-day target, which is a prudent benchmark rather than a legal deadline for private landlords while the rules are being decided, and flags the request as critical if the target is approaching. Every update to the maintenance request is timestamped, giving you an auditable record of your response if the matter is ever disputed.
All maintenance records, contractor notes, and completion evidence are stored against the property in Comprent’s secure document vault.