Awaab’s Law: what it is, what’s changed — and what it means for landlords, tenants and residential surveyors

Quick summary: Awaab’s Law (formally the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025), brought into force on 27 October 2025, introduces legally binding timeframes and a person-centred approach for investigating and fixing serious hazards — initially in the social rented sector, with the intention that similar duties will be extended to the private rented sector under wider renters’ reform. The practical result is faster, more auditable responses to issues like damp and mould, and material changes to how surveyors prioritise, inspect, report and evidence work.

What Awaab’s Law actually does (the essentials)

• Sets fixed legal timeframes for social landlords to investigate and make safe emergency hazards and significant damp and mould hazards (Phase 1, in force 27 Oct 2025). More hazard types will be phased in after that.

• Moves to a person-centred assessment of harm rather than relying solely on HHSRS numeric scoring: a hazard that presents a “significant risk of harm” (to the people living there) falls in scope. That shifts emphasis from purely technical scoring to context and vulnerability.

• Starts in the social sector (social landlords) but government and commentators expect duties to extend to the private rented sector via further renters’ rights legislation — so private landlords, letting agents and surveyors need to prepare.

Why this is a step change for the rental sector

1. Faster remediation expectations. Where previously landlords had discretion about prioritising and timescales, Awaab’s Law creates statutory deadlines. That raises operational pressure on repair teams, contractors and insurers — and increases the legal risk of non-compliance.

2. More claims and complaints risk. Fixed timeframes and clearer standards make failure easier to evidence; tenant complaints, Ombudsman cases and litigation are likely to increase if landlords miss deadlines.

3. Supply-chain & cost implications. Landlords will need faster access to qualified surveyors, contractors and materials. Reactive budgets may need to increase or be re-profiled to meet statutory timelines.

4. Private sector “follow-on” impact. Although Phase 1 applies to social housing, the principles and expectations will filter into private renting standards — and future legislation is expected to bring private landlords into similar statutory duties. Preparing now reduces later compliance shocks.

Specific implications for RICS residential surveyors

Awaab’s Law changes not only what landlords must do but also how surveyors must operate when they are called to inspect, advise or provide expert evidence.

1. Faster triage and inspection workflows

Surveyors will be expected to respond more quickly for “emergency” and damp/mould reports. Time-critical slots, rapid triage (phone pre-checks, photos, basic tenant interviews) and prioritised scheduling will become normal. Delays in producing a professional report could expose the instructing landlord to breach risk.

2. A shift to person-centred reporting

Reports should address who is at risk and why (vulnerabilities, medical conditions, children, prolonged exposure), not just the technical cause and remedy. RICS guidance and consumer materials (including new RICS damp & mould advice) will be essential references.

3. More rigorous evidence and documentation

Given legally enforceable deadlines, surveyors’ notes, times, photos, moisture readings, access records and correspondence will be scrutinised. Clear recommendations tied to realistic timescales and immediate temporary measures (where needed) will strengthen compliance positions.

4. Wider technical skillset in demand

Expect greater demand for:

• Damp/mould diagnosis and moisture measurement (thermal imaging, hygrometers, invasive probes where necessary).

• Understanding of building pathologu and occupant behaviour.

• Knowledge of remediation options, costs and timescales (short-term mitigation vs long-term rectification).

5. Opportunities and professional responsibilities

Surveyors who update offers, develop hazard-assessment templates, such as the one found in Scafol Surveying Solutions, and upskill in damp/mould science will be in demand. There’s also an ethical duty to ensure advice is clear, actionable and aligned with statutory timescales — RICS members must be mindful of competence, independence and clear reporting.

Practical checklist: what landlords, agents and surveyors should do now

For landlords & managing agents

• Review and update repair triage processes to meet statutory timeframes; set KPIs and escalation routes.

• Audit your supply chain: can contractors mobilise within required timeframes? Build preferred lists and emergency call-outs.

• Improve tenant reporting channels (clear, documented) and communication templates to show compliance.

For RICS surveyors & practices

• Create an “Awaab’s Law” rapid-response service (triage proforma, evidence checklist, timesheeted visits).

• Update standard reports to include person-centred risk statements and time-to-remedy estimates.

• Invest in damp diagnosis tools and training; ensure staff competence and CPD records reflect this.

• Review professional indemnity wording and scope with insurers (new regulatory duties can change exposure).

Likely challenges and how to manage them

• Capacity shortfalls: rapid demand may outstrip available qualified surveyors and contractors. Mitigation: create cluster agreements, partner with local specialists, or implement remote triage and prioritisation.

• Disputes over cause vs effect: is mould caused by tenant behaviour or building defects? Person-centred assessments help, but good evidence (moisture data, ventilation checks) is essential.

• Costs vs limited budgets (especially social landlords): targeted, risk-based prioritisation and preventative maintenance programmes will be more cost-effective than reactive spending.

Final thoughts

Awaab’s Law is a watershed — born of a tragic case, but likely to improve safety and accountability in rented housing. For the rental sector it forces faster, evidence-based responses to the most serious hazards; for RICS residential surveyors it changes expectations: quicker turnaround, person-centred risk assessment, tighter documentation, and greater demand for damp/mould expertise. The organisations and professionals who act now to adapt processes, train staff and sharpen evidence-gathering will be best placed to meet both the letter and spirit of the new law.