Awaab’s Law: what social landlords need to know and how technology can help
The Social Housing (regulation) Act 2023, commonly referred to as Awaab’s Law, is a new regulation that requires social landlords to investigate damp and mould complaints within 10 days and complete repairs shortly after
Coming into force from 27 October 2025, Awaab’s law is set to fundamentally change how social landlords respond to health and safety issues in their properties.
Here’s what you need to know about the new regulations and how the right technology can help you stay compliant, accountable, and resident-focused.
The Basics: What Does Awaab’s Law Require social landlords to do?
Social landlords must:
- Investigate reports of damp and mould within 10 working days of becoming aware of them, and providing a written report to the named tenant within 3 working days of the conclusion of the investigation
- Undertake any relevant safety work within 5 days of the investigation concluding, and begin any further required works within the same timescale
- Keep the resident fully informed of progress and complete the work within a reasonable timeframe
- Provide safe, alternative accommodation at the landlord’s own expense if a property is found to be unsafe.
But that’s just the start. Over time, Awaab’s Law will cover all hazards under the Housing Health and Safety Rating System (HHSRS), with the expectation of overcrowding. These include issues like electrical faults, fire risks, and structural defects.
The Big Challenge: Doing It All, and Evidencing You Did
Issues like damp and mould aren’t always easily fixed. They often stem from a mix of building faults, heating issues, poor ventilation and occupancy levels. Many cases go unreported until they become more serious.
When you’re managing thousands of homes with stretched teams, budgets, and ageing systems, meeting a 10-day deadline and keeping a full audit trail can feel like an impossible task.
That’s why the sector needs a new approach.
The Spotlight: Knowledge, Information and Accountability (KIM)
The Housing Ombudsman has highlighted what they call “KIM” – knowledge, information, and management. That means you need to know the condition of every home and who lives there, understand the risks, and act before residents are put in danger.
There’s no room for paper records, separate spreadsheets or siloed systems. Every step, from resident reports to inspection notes and repair orders to rehoming decisions, must be logged, tracked, and easily accessible.
How can I stay ahead of the Awaab’s Law deadlines?
The right technology doesn’t just help you meet legal deadlines; it enables you to deliver a better service and proves that you’re doing the right thing.
Here’s what a modern, integrated housing management platform should include:
- Joined-up Property and People Data
You need to see the full picture: who lives in the property, what condition it’s in, whether similar issues have been reported before and the status of ongoing repairs. This allows you to prioritise cases, such as for vulnerable residents, and make decisions based on facts, not assumptions.
- Mobile Working Tools
Your teams need fully complete property inspections in the field. Mobile apps make it easy to log hazards, repairs, and remedial works, upload photos, and complete assessments directly from the home. This speeds up investigations and ensures accurate, real-time reporting, which is crucial for meeting the 10-day rule.
- Hazard Identification and Automated Alerts
Software should identify risks based on HHSRS standards and flag anything that needs urgent attention. This helps teams stay focused on what matters most and ensures nothing slips through the cracks.
- Alternative Accommodation Tracking
If a home is unsafe, you’ll need to act fast to rehouse residents. Your system should help manage temporary accommodation, track offers made and keep records of where residents have moved to and for how long.
- End-to-End Case Management
From the first complaint to the final repair, you need a clear record of everything – inspections, contractor notes, communications, and outcomes. This isn’t just good practice, it’s your legal defence if a case ends up with the Ombudsman.
What should you look for in a technology partner?
Many software suppliers offer elements of the solution. But when you’re dealing with legal obligations, standalone tools just won’t cut it. You need a single platform that brings it all together – property data, resident information, case tracking, contractor coordination, and compliance reporting. Which means you need a partner who understands the housing sector, knows the pressures you face and is building end-to-end solutions with compliance in mind.
A Turning Point for the Sector
Awaab’s Law is more than a compliance checklist. It represents a cultural shift in social housing, one that puts resident wellbeing front and centre. It brings urgency, transparency, and accountability.
With the right systems in place, you can meet your legal duties and focus on what matters – protecting the health and wellbeing of your residents.
Find out how we can help
We blend the latest tech with deep housing experience to keep things simple for everyone. If you’d like to find out more about how we can help you, please get in touch with us. We also have more content that may be of interest to you below.
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