What landlords must do under Awaab’s Law
Awaab’s Law strengthens the legal duties of social landlords to investigate and resolve reported hazards that could pose a risk to tenants’ health or safety. The main responsibilities include:
- Quick investigations: Start looking into reported hazards within the legal time limits.
- Clear communication: Give tenants a written summary of what was found and what happens next within 48 hours of inspection.
- Accurate records: Keep detailed records of all reports, investigations, and repairs.
- Support for vulnerable tenants: Take extra care when residents may be at greater risk.
- Accountability: Landlords are responsible for all work carried out by contractors.
- Leadership oversight: Senior managers must monitor performance and compliance.
- Continuous learning: Learn from complaints and claims to stop problems recurring.
What happens from October 2025 (phase 1)
- Emergency hazards (e.g. unsafe electrics, no heating in winter) must be investigated and made safe within 24 hours.
- Significant hazards must be investigated within 10 working days and made safe within five working days.
- Tenants will get a written summary within three working days of the investigation finishing.
- Further work must begin as soon as possible, or within five working days.
- Preventative work must start within 12 weeks.
- Tenant vulnerabilities (children, disabilities, etc.) must always be considered.
- If a home cannot be made safe in time, temporary accommodation (decanting) will be offered.
- More updates will follow in April 2026 and 2027.
If landlords fail to act, consequences can include:
- Serious reputational and financial damage
- Investigation by the housing regulator or ombudsman
- Enforcement action or forced sale of properties
How Tamworth is implementing Awaab’s Law
Tamworth Borough Council is delivering these changes through the CHIC Healthy Homes Framework and with support from ARK Consultancy.
We have:
- Daily reporting on damp, mould, and housing safety hazards (HHSRS).
- Standard scripts and workflows for our repairs contact centre and disrepair team
- A SharePoint case tracking system to manage cases efficiently.
All our contractors have been briefed on their duties, and our staff have completed key training. More awareness training is being rolled out to other teams across housing services.
How we’re managing and monitoring compliance
Our new operating model focuses on leadership, culture, and accountability. It includes:
- A clear governance framework
- Defined accountable roles
- An Awaab’s Law risk register
- A training programme
- A behaviour and conduct charter
We’re using new tools to give a clear picture of performance, including:
- A disrepair case log
- Evidence packs and legal protocols
- Resident liaison roles
- A central hazard register
- Power BI dashboards for live reporting
- Monthly and quarterly compliance reports
Looking ahead
Tamworth is creating a dedicated healthy homes team to continue improving how we manage housing safety.
We’re expanding our pool of contractors and bringing some work in-house - such as mould treatment, cyclical gutter and gully cleaning, and IoT monitors.
We’ll also be launching tenant guides and engagement activities to help residents understand and prevent housing hazards.
By 2026 and 2027, the law will cover even more areas of the Housing Health and Safety Rating System (HHSRS), making homes across Tamworth even safer.
Awaab’s Law represents a major step forward in housing safety and protecting tenants. Tamworth Borough Council is fully committed to providing safe, healthy homes and to learn from every case to prevent future tragedies.
To report a repair, call 0800 183 0044. This number is staffed 24/7 and should also be used to report an out of hours repair in an emergency. Please note calls might be charged from a mobile.