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Awaab’s Law: from firefighting to foresight in social housing
Many businesses have profound impacts on our personal lives however you could argue none more than social housing. Social housing gives millions the dignity and security that unaffordable and insecure private renting may struggle with.
So the introduction of Awaab's Law on 27 October, starts to elevate a business response to meet the personal impact of a healthy (or not so healthy) environment. For landlords, the actual cost of damp isn’t just the repair bill, it’s the disruption, legal exposure, and reputational risk that come with waiting.
However landlords now need to figure out how to manage a huge level of complexity. How will this work? How can landlords develop a business model that thrives with the new regulation?
Landlords are starting to benefit from tech innovation such as predictive maintenance and air quality that flips the equation. They will need to consider how they use data, moving from data silos and single functions, to bringing data together to spot risks early, plan works, control budgets, and avoid emergency rehousing.
Why the need for Awaab’s law?
For years, damp and mould were treated as routine maintenance issues, something to log, queue and eventually fix, despite clear evidence that indoor damp harms respiratory health and can be fatal in severe cases. Government and UKHSA guidance now sets out those risks plainly, emphasising the duty to act promptly and not blame “lifestyle” for structural problems. [1][2]
Many landlords have run on a reactive model: wait for a complaint, dispatch an inspection, then try to coordinate trades. This creates avoidable cost and risk. It also leaves tenants exposed longer than necessary, when guidance says landlords must investigate urgently, tackle the underlying cause, and comply with legal standards (Homes Act, HHSRS, etc.). [1]
What is Awaab’s law?
Awaab’s Law comes into force on 27 October 2025 for social landlords in England. There are three expected phases, however from day zero with phase one you must:
Investigate emergency hazards within 24 hours and make safe within that window or provide suitable alternative accommodation.
Investigate significant hazards within 10 working days
Issue a written summary within 3 working days of the investigation concluding
Begin safety works within 5 working days (with a longstop of 12 weeks to physically start complex works).
These timing duties will be implied into tenancy agreements and enforceable by tenants. [3]
Landlords who fail to investigate hazards within 24 hours or start works within the mandated windows face unlimited fines, enforcement notices, and potential court action under tenancy law.
In severe cases, landlords will be required to fund alternative accommodation for tenants until the property is safe. There may follow legal claims for health impacts and public scrutiny from the Regulator of Social Housing.
In 2026 we expect regulations to expand to include the following hazards where they present a significant risk of harm:
excess cold and excess heat
falls associated with baths etc., on level surfaces, on stairs and between levels
structural collapse, and explosions
fire, and electrical hazards
domestic and personal hygiene and food safety
In 2027 these regulations are expected to expand further.
What are the implications on landlords?
With the introduction and phased expansion of this law, reactive operations become risky and expensive. If landlords wait until mould is widespread, costs climb dramatically:
Early‑stage fixes are typically £150–£700 per localised issue and can include. [4][5]
Cleaning and anti‑mould paint (£50–£150)
A dehumidifier (£75–£110)
An extractor fan install/replacement (£175–£350)
Advanced cases can be between £5,000 - £20,000 and may include[6][7]:
Injection DPC for rising damp (£1,000–£3,000)
Replaster/redecorate (variable),
External wall insulation (EWI) where solid walls are implicated (often £6,000–£20,000+ by property type),
Potential tanking in below‑grade areas (£100 - £200/m²)
As Nick Tune, CEO at OptimiseAI, shared: “If you get ahead and do the small things, you don’t pay for the big ones later.”
What tools can help?
The economics now favour prediction over reaction. A practical programme looks like this:
Phase | Objective | Approach |
|---|---|---|
Phase 1 | Model the risk (no hardware) | Use property type, location and weather to score damp/mould risk portfolio‑wide (digital‑twin‑style physics and machine learning). Prioritise blocks at risk (e.g., older solid walls, cold elevations), then triage site visits. |
Phase 2 | Add operational data | Where permitted, integrate smart meter patterns and structured tenant feedback to refine risk and pinpoint poor heat / ventilation cycles, before walls fail. |
Phase 3 | Instrument selectively | Deploy temperature/humidity (and CO₂) sensors only where risk is high. Trigger alerts when moisture and surface‑temperature patterns indicate likely mould growth. Unlike some vendor models that “own” the feed, ensure you or your tenants retain data ownership and access. |
This staged approach aligns with Awaab’s Law’s person‑centred triage focusing on the actual risk to occupants and makes it easier to meet the 24‑hour/10‑day/5‑day clocks without scrambling for scarce trades at short notice. [3]
How to manage the change?
Landlords have the opportunity to shift from big, disruptive retrofits to targeted, earlier interventions but only if they can use the data to signal these interventions.
The term ‘digital twin’ often sparks mixed reactions, some see it as jargon, others as cutting-edge tech, but its real purpose in social housing is simple: make complexity manageable. With regulations like Awaab’s Law introducing strict timelines and reporting duties, landlords face further compliance and admin.
A digital twin acts as a living model of your property portfolio, pulling together building data, environmental conditions, and occupancy patterns. Combined with predictive analytics, it gives early warnings of damp and mould risk, so you can intervene before costs and health risks escalate. Beyond prevention, it automates repetitive tasks, risk scoring, compliance checks, and documentation.
The New Normal?
This new normal is a proactive estate strategy: fewer decants, fewer emergency call‑outs, healthier homes, and lower lifecycle costs.
As Nick summed it up: “Use AI and data to prevent, not just to respond.”
Frequently Asked Questions
1. What is Awaab’s Law and when does it apply?
Awaab’s Law introduces strict timelines for landlords to investigate and address hazards like damp and mould. From 27 October 2025, emergency hazards must be investigated within 24 hours, significant hazards within 10 working days, and safety works must begin within 5 working days of the investigation conclusion.
2. What happens if landlords miss the deadlines?
Missing deadlines can lead to unlimited fines, enforcement notices, and court action under tenancy law. In severe cases, landlords must provide alternative accommodation at their own cost until the property is safe, adding thousands to operational expenses.
3. Why is early intervention cheaper than reactive repairs?
Fixing damp early typically costs £150–£700 for cleaning, ventilation, and minor repairs. Severe cases left untreated can cost £5,000–£20,000+ for structural works, insulation, and redecorating, a 10–30x increase.
4. How can digital twins and predictive analytics help landlords?
Digital twins create a virtual model of properties, combining building data and environmental conditions to predict damp risk. Predictive analytics uses this data plus smart meter and sensor inputs to give early warnings, automate compliance checks, and reduce emergency call-outs.
5. What practical steps should landlords take now?
Start by mapping risk across your portfolio, create an Awaab’s Law compliance playbook, and pilot predictive tools. Invest in quick wins like extractor fans and dehumidifiers, and plan for structural upgrades where needed.
References
[1] www.gov.uk
[2] researchportal.ukhsa.gov.uk
[3] www.gov.uk
[10] www.checkatrade.com
[12] www.checkatrade.com
[14] ww3.rics.org
Chat to us
Copyright ©
2025
optimise-ai.com
Back to Blog
Awaab’s Law: from firefighting to foresight in social housing
Many businesses have profound impacts on our personal lives however you could argue none more than social housing. Social housing gives millions the dignity and security that unaffordable and insecure private renting may struggle with.
So the introduction of Awaab's Law on 27 October, starts to elevate a business response to meet the personal impact of a healthy (or not so healthy) environment. For landlords, the actual cost of damp isn’t just the repair bill, it’s the disruption, legal exposure, and reputational risk that come with waiting.
However landlords now need to figure out how to manage a huge level of complexity. How will this work? How can landlords develop a business model that thrives with the new regulation?
Landlords are starting to benefit from tech innovation such as predictive maintenance and air quality that flips the equation. They will need to consider how they use data, moving from data silos and single functions, to bringing data together to spot risks early, plan works, control budgets, and avoid emergency rehousing.
Why the need for Awaab’s law?
For years, damp and mould were treated as routine maintenance issues, something to log, queue and eventually fix, despite clear evidence that indoor damp harms respiratory health and can be fatal in severe cases. Government and UKHSA guidance now sets out those risks plainly, emphasising the duty to act promptly and not blame “lifestyle” for structural problems. [1][2]
Many landlords have run on a reactive model: wait for a complaint, dispatch an inspection, then try to coordinate trades. This creates avoidable cost and risk. It also leaves tenants exposed longer than necessary, when guidance says landlords must investigate urgently, tackle the underlying cause, and comply with legal standards (Homes Act, HHSRS, etc.). [1]
What is Awaab’s law?
Awaab’s Law comes into force on 27 October 2025 for social landlords in England. There are three expected phases, however from day zero with phase one you must:
Investigate emergency hazards within 24 hours and make safe within that window or provide suitable alternative accommodation.
Investigate significant hazards within 10 working days
Issue a written summary within 3 working days of the investigation concluding
Begin safety works within 5 working days (with a longstop of 12 weeks to physically start complex works).
These timing duties will be implied into tenancy agreements and enforceable by tenants. [3]
Landlords who fail to investigate hazards within 24 hours or start works within the mandated windows face unlimited fines, enforcement notices, and potential court action under tenancy law.
In severe cases, landlords will be required to fund alternative accommodation for tenants until the property is safe. There may follow legal claims for health impacts and public scrutiny from the Regulator of Social Housing.
In 2026 we expect regulations to expand to include the following hazards where they present a significant risk of harm:
excess cold and excess heat
falls associated with baths etc., on level surfaces, on stairs and between levels
structural collapse, and explosions
fire, and electrical hazards
domestic and personal hygiene and food safety
In 2027 these regulations are expected to expand further.
What are the implications on landlords?
With the introduction and phased expansion of this law, reactive operations become risky and expensive. If landlords wait until mould is widespread, costs climb dramatically:
Early‑stage fixes are typically £150–£700 per localised issue and can include. [4][5]
Cleaning and anti‑mould paint (£50–£150)
A dehumidifier (£75–£110)
An extractor fan install/replacement (£175–£350)
Advanced cases can be between £5,000 - £20,000 and may include[6][7]:
Injection DPC for rising damp (£1,000–£3,000)
Replaster/redecorate (variable),
External wall insulation (EWI) where solid walls are implicated (often £6,000–£20,000+ by property type),
Potential tanking in below‑grade areas (£100 - £200/m²)
As Nick Tune, CEO at OptimiseAI, shared: “If you get ahead and do the small things, you don’t pay for the big ones later.”
What tools can help?
The economics now favour prediction over reaction. A practical programme looks like this:
Phase | Objective | Approach |
|---|---|---|
Phase 1 | Model the risk (no hardware) | Use property type, location and weather to score damp/mould risk portfolio‑wide (digital‑twin‑style physics and machine learning). Prioritise blocks at risk (e.g., older solid walls, cold elevations), then triage site visits. |
Phase 2 | Add operational data | Where permitted, integrate smart meter patterns and structured tenant feedback to refine risk and pinpoint poor heat / ventilation cycles, before walls fail. |
Phase 3 | Instrument selectively | Deploy temperature/humidity (and CO₂) sensors only where risk is high. Trigger alerts when moisture and surface‑temperature patterns indicate likely mould growth. Unlike some vendor models that “own” the feed, ensure you or your tenants retain data ownership and access. |
This staged approach aligns with Awaab’s Law’s person‑centred triage focusing on the actual risk to occupants and makes it easier to meet the 24‑hour/10‑day/5‑day clocks without scrambling for scarce trades at short notice. [3]
How to manage the change?
Landlords have the opportunity to shift from big, disruptive retrofits to targeted, earlier interventions but only if they can use the data to signal these interventions.
The term ‘digital twin’ often sparks mixed reactions, some see it as jargon, others as cutting-edge tech, but its real purpose in social housing is simple: make complexity manageable. With regulations like Awaab’s Law introducing strict timelines and reporting duties, landlords face further compliance and admin.
A digital twin acts as a living model of your property portfolio, pulling together building data, environmental conditions, and occupancy patterns. Combined with predictive analytics, it gives early warnings of damp and mould risk, so you can intervene before costs and health risks escalate. Beyond prevention, it automates repetitive tasks, risk scoring, compliance checks, and documentation.
The New Normal?
This new normal is a proactive estate strategy: fewer decants, fewer emergency call‑outs, healthier homes, and lower lifecycle costs.
As Nick summed it up: “Use AI and data to prevent, not just to respond.”
Frequently Asked Questions
1. What is Awaab’s Law and when does it apply?
Awaab’s Law introduces strict timelines for landlords to investigate and address hazards like damp and mould. From 27 October 2025, emergency hazards must be investigated within 24 hours, significant hazards within 10 working days, and safety works must begin within 5 working days of the investigation conclusion.
2. What happens if landlords miss the deadlines?
Missing deadlines can lead to unlimited fines, enforcement notices, and court action under tenancy law. In severe cases, landlords must provide alternative accommodation at their own cost until the property is safe, adding thousands to operational expenses.
3. Why is early intervention cheaper than reactive repairs?
Fixing damp early typically costs £150–£700 for cleaning, ventilation, and minor repairs. Severe cases left untreated can cost £5,000–£20,000+ for structural works, insulation, and redecorating, a 10–30x increase.
4. How can digital twins and predictive analytics help landlords?
Digital twins create a virtual model of properties, combining building data and environmental conditions to predict damp risk. Predictive analytics uses this data plus smart meter and sensor inputs to give early warnings, automate compliance checks, and reduce emergency call-outs.
5. What practical steps should landlords take now?
Start by mapping risk across your portfolio, create an Awaab’s Law compliance playbook, and pilot predictive tools. Invest in quick wins like extractor fans and dehumidifiers, and plan for structural upgrades where needed.
References
[1] www.gov.uk
[2] researchportal.ukhsa.gov.uk
[3] www.gov.uk
[10] www.checkatrade.com
[12] www.checkatrade.com
[14] ww3.rics.org
Back to Blog
Chat to us
If you want to explore how you can change your business approach to be more predictive then chat to us. We are working with a small number of social housing landlords to introduce a new digital platform.
Book a time to chat
Copyright ©
2025
optimise-ai.com
Copyright ©
2025
optimise-ai.com
Back to Blog
Awaab’s Law: from firefighting to foresight in social housing
Many businesses have profound impacts on our personal lives however you could argue none more than social housing. Social housing gives millions the dignity and security that unaffordable and insecure private renting may struggle with.
So the introduction of Awaab's Law on 27 October, starts to elevate a business response to meet the personal impact of a healthy (or not so healthy) environment. For landlords, the actual cost of damp isn’t just the repair bill, it’s the disruption, legal exposure, and reputational risk that come with waiting.
However landlords now need to figure out how to manage a huge level of complexity. How will this work? How can landlords develop a business model that thrives with the new regulation?
Landlords are starting to benefit from tech innovation such as predictive maintenance and air quality that flips the equation. They will need to consider how they use data, moving from data silos and single functions, to bringing data together to spot risks early, plan works, control budgets, and avoid emergency rehousing.
Why the need for Awaab’s law?
For years, damp and mould were treated as routine maintenance issues, something to log, queue and eventually fix, despite clear evidence that indoor damp harms respiratory health and can be fatal in severe cases. Government and UKHSA guidance now sets out those risks plainly, emphasising the duty to act promptly and not blame “lifestyle” for structural problems. [1][2]
Many landlords have run on a reactive model: wait for a complaint, dispatch an inspection, then try to coordinate trades. This creates avoidable cost and risk. It also leaves tenants exposed longer than necessary, when guidance says landlords must investigate urgently, tackle the underlying cause, and comply with legal standards (Homes Act, HHSRS, etc.). [1]
What is Awaab’s law?
Awaab’s Law comes into force on 27 October 2025 for social landlords in England. There are three expected phases, however from day zero with phase one you must:
Investigate emergency hazards within 24 hours and make safe within that window or provide suitable alternative accommodation.
Investigate significant hazards within 10 working days
Issue a written summary within 3 working days of the investigation concluding
Begin safety works within 5 working days (with a longstop of 12 weeks to physically start complex works).
These timing duties will be implied into tenancy agreements and enforceable by tenants. [3]
Landlords who fail to investigate hazards within 24 hours or start works within the mandated windows face unlimited fines, enforcement notices, and potential court action under tenancy law.
In severe cases, landlords will be required to fund alternative accommodation for tenants until the property is safe. There may follow legal claims for health impacts and public scrutiny from the Regulator of Social Housing.
In 2026 we expect regulations to expand to include the following hazards where they present a significant risk of harm:
excess cold and excess heat
falls associated with baths etc., on level surfaces, on stairs and between levels
structural collapse, and explosions
fire, and electrical hazards
domestic and personal hygiene and food safety
In 2027 these regulations are expected to expand further.
What are the implications on landlords?
With the introduction and phased expansion of this law, reactive operations become risky and expensive. If landlords wait until mould is widespread, costs climb dramatically:
Early‑stage fixes are typically £150–£700 per localised issue and can include. [4][5]
Cleaning and anti‑mould paint (£50–£150)
A dehumidifier (£75–£110)
An extractor fan install/replacement (£175–£350)
Advanced cases can be between £5,000 - £20,000 and may include[6][7]:
Injection DPC for rising damp (£1,000–£3,000)
Replaster/redecorate (variable),
External wall insulation (EWI) where solid walls are implicated (often £6,000–£20,000+ by property type),
Potential tanking in below‑grade areas (£100 - £200/m²)
As Nick Tune, CEO at OptimiseAI, shared: “If you get ahead and do the small things, you don’t pay for the big ones later.”
What tools can help?
The economics now favour prediction over reaction. A practical programme looks like this:
Phase | Objective | Approach |
|---|---|---|
Phase 1 | Model the risk (no hardware) | Use property type, location and weather to score damp/mould risk portfolio‑wide (digital‑twin‑style physics and machine learning). Prioritise blocks at risk (e.g., older solid walls, cold elevations), then triage site visits. |
Phase 2 | Add operational data | Where permitted, integrate smart meter patterns and structured tenant feedback to refine risk and pinpoint poor heat / ventilation cycles, before walls fail. |
Phase 3 | Instrument selectively | Deploy temperature/humidity (and CO₂) sensors only where risk is high. Trigger alerts when moisture and surface‑temperature patterns indicate likely mould growth. Unlike some vendor models that “own” the feed, ensure you or your tenants retain data ownership and access. |
This staged approach aligns with Awaab’s Law’s person‑centred triage focusing on the actual risk to occupants and makes it easier to meet the 24‑hour/10‑day/5‑day clocks without scrambling for scarce trades at short notice. [3]
How to manage the change?
Landlords have the opportunity to shift from big, disruptive retrofits to targeted, earlier interventions but only if they can use the data to signal these interventions.
The term ‘digital twin’ often sparks mixed reactions, some see it as jargon, others as cutting-edge tech, but its real purpose in social housing is simple: make complexity manageable. With regulations like Awaab’s Law introducing strict timelines and reporting duties, landlords face further compliance and admin.
A digital twin acts as a living model of your property portfolio, pulling together building data, environmental conditions, and occupancy patterns. Combined with predictive analytics, it gives early warnings of damp and mould risk, so you can intervene before costs and health risks escalate. Beyond prevention, it automates repetitive tasks, risk scoring, compliance checks, and documentation.
The New Normal?
This new normal is a proactive estate strategy: fewer decants, fewer emergency call‑outs, healthier homes, and lower lifecycle costs.
As Nick summed it up: “Use AI and data to prevent, not just to respond.”
Frequently Asked Questions
1. What is Awaab’s Law and when does it apply?
Awaab’s Law introduces strict timelines for landlords to investigate and address hazards like damp and mould. From 27 October 2025, emergency hazards must be investigated within 24 hours, significant hazards within 10 working days, and safety works must begin within 5 working days of the investigation conclusion.
2. What happens if landlords miss the deadlines?
Missing deadlines can lead to unlimited fines, enforcement notices, and court action under tenancy law. In severe cases, landlords must provide alternative accommodation at their own cost until the property is safe, adding thousands to operational expenses.
3. Why is early intervention cheaper than reactive repairs?
Fixing damp early typically costs £150–£700 for cleaning, ventilation, and minor repairs. Severe cases left untreated can cost £5,000–£20,000+ for structural works, insulation, and redecorating, a 10–30x increase.
4. How can digital twins and predictive analytics help landlords?
Digital twins create a virtual model of properties, combining building data and environmental conditions to predict damp risk. Predictive analytics uses this data plus smart meter and sensor inputs to give early warnings, automate compliance checks, and reduce emergency call-outs.
5. What practical steps should landlords take now?
Start by mapping risk across your portfolio, create an Awaab’s Law compliance playbook, and pilot predictive tools. Invest in quick wins like extractor fans and dehumidifiers, and plan for structural upgrades where needed.
References
[1] www.gov.uk
[2] researchportal.ukhsa.gov.uk
[3] www.gov.uk
[10] www.checkatrade.com
[12] www.checkatrade.com
[14] ww3.rics.org
Back to Blog
Chat to us
If you want to explore how you can change your business approach to be more predictive then chat to us. We are working with a small number of social housing landlords to introduce a new digital platform.
Book a time to chat
Copyright ©
2025
optimise-ai.com
Copyright ©
2025
optimise-ai.com