Awaab’s Law is a significant development in social housing regulation, introduced in response to the tragic death of two‑year‑old Awaab Ishak in 2020. Awaab died from a respiratory condition caused by prolonged exposure to mould in his family’s home, managed by Rochdale Boroughwide Housing (RBH). His case exposed systemic failures in how damp and mould issues were handled and led to widespread calls for stronger protections for residents.
Now embedded within the Social Housing (Regulation) Act 2023, Awaab’s Law introduces strict legal requirements for social landlords. Housing associations and local authorities must investigate and remedy reported hazards, such as damp, mould, and other risks to health within clearly defined timeframes.
Phase 1 of Awaab’s Law is now in force, setting mandatory investigation and repair timelines for the most serious hazards. Phase 2, expected in late 2026, will expand these requirements to include additional hazards such as excess cold, overheating, and structural safety concerns.
Learning from Tragedy: Insights from RBH
At one of LHC’s Safety and Compliance conferences, we heard a powerful and candid account from Nadhia Khan, Executive Director of Customer and Community at RBH. She reflected on the failings in Awaab’s case and shared lessons that every social landlord must now take seriously.
Nadhia emphasised the importance of:
• A whole estate approach – Tackling damp and mould requires understanding the wider environmental and building level factors, not just isolated repairs.
• Meaningful resident engagement – Listening to tenants, acting on concerns promptly, and ensuring communication is clear and respectful.
• Embedding urgency – Internal processes must prioritise speed, accuracy, and accountability.
• Addressing root causes – Effective remediation means diagnosing underlying issues such as ventilation, insulation, and structural defects, rather than treating only visible symptoms.
Her message was clear: preventing another tragedy requires cultural change, technical competence, and strong organisational systems.
How LHC can support you
LHC Procurement Group is committed to helping social landlords meet their obligations under Awaab’s Law with confidence. Our procurement solutions provide compliant, efficient routes to appoint experienced contractors who can help you prevent, identify, and resolve hazards quickly and effectively.
Retrofit and Decarbonisation (N9) Framework
To address the root causes of damp and mould effectively, a strategic approach to the building fabric itself is often required. This framework directly supports this by providing upgrades, including improved building insulation and modern, efficient heating and ventilation systems.
Refurbishment and Modernisation (RM3) Framework
RM3 offers access to contractors specialising in property refurbishment, including ventilation improvements, upgrades, and damp‑proofing works. These interventions are essential for addressing the root causes of damp and mould and improving long‑term housing quality.
Asset Safety and Compliance (ASC1) Framework
This framework provides direct access to specialist contractors for comprehensive mould treatment, management, and prevention services. It enables you to procure expert remediation swiftly and compliantly, ensuring hazards are eliminated at their source.
When urgent action is required, our DPS provides a fast, compliant route to procure trusted specialists for internal repairs, including damp and mould remediation. This helps landlords meet statutory response times and ensures residents receive timely, effective support.
By learning from past failures, adopting proactive asset management strategies, and using robust procurement routes, the sector can work together to ensure that tragedies like Awaab Ishak’s never happen again.