Who was Awaab Ishak and why did his death change the law?

Awaab Ishak was a two-year-old boy from Rochdale who died on 21 December 2020. A coroner found that he died from a respiratory condition caused directly by prolonged exposure to mould in his family's housing association flat. His death, and what it revealed about how social landlords had ignored his family's repeated complaints, changed the law in England.

Key facts

• Official guidance from the UK Health Security Agency and the Department of Health and Social Care links damp and mould in homes in England to around 5,000 cases of asthma and 8,500 lower respiratory infections among children and adults. Health risks of damp and mould, GOV.UK
• The 2024 to 2025 English Housing Survey found about 5% of homes in England, around 1.4 million, had a problem with damp, most common in privately rented homes (10%). English Housing Survey 2024-25, GOV.UK

What happened

Awaab and his family lived in a flat managed by Rochdale Boroughwide Housing. His family made repeated complaints about mould in the flat over many years. Those complaints were not acted on. In November 2020, Awaab became seriously ill. He died the following month.

The inquest, held in November 2022, heard evidence about the family's attempts to get the problem fixed and the landlord's failure to act. The coroner made a formal finding that Awaab died as a result of a respiratory condition caused by prolonged exposure to mould in the flat. The coroner also found that the failure of the housing association to address the mould was a contributory factor.

What the inquest found

The inquest found that despite the family's repeated pleas, and despite an independent report recommending urgent works, the housing association did not carry out the necessary repairs before Awaab's death.

The coroner found that:

• Awaab's death was caused by a respiratory condition caused by exposure to mould
• the landlord had been made aware of the problem and failed to act
• the delay and inaction by the housing association contributed to the outcome

The inquest heard evidence from the family's doctor, who had written to the landlord to say the mould was affecting the family's health. That letter too was not acted on.

The public and political response

The inquest findings received national attention. The housing sector and government were confronted with evidence that social housing tenants were living in dangerous conditions and that landlord inaction, even when repeated complaints were made, could have fatal consequences.

Awaab's parents, Faisal Abdullah and Aisha Issa, spoke publicly about their experience. The media coverage of the inquest was extensive and led directly to parliamentary action.

What the law does now

The government responded by introducing what became known as Awaab's Law, through the Social Housing (Regulation) Act 2023. Awaab's Law requires social landlords in England to:

• investigate a significant damp and mould hazard within 10 working days
• send a written summary of the findings within 3 working days of the investigation
• begin repair works within 5 working days (with a 12-week backstop for larger jobs)
• make an emergency hazard safe within 24 hours

These are mandatory legal requirements, not guidance. A social landlord who fails to meet them is in breach of their statutory obligations.

Who does Awaab's Law apply to?

Awaab's Law applies to social housing, councils and housing associations in England. It does not currently apply to private landlords. However, the Renters' Rights Act 2025 extended other housing standards to the private rented sector, and there is ongoing pressure to extend Awaab's Law-style timescales to private tenancies.

Awaab's Law and your rights today

If you rent from a council or housing association and you have reported damp or mould, your landlord is legally required to investigate within 10 working days. If they fail to do so, you have grounds to escalate to the Housing Ombudsman and, where appropriate, to bring a housing disrepair claim.

Awaab's Law does not prevent you from also pursuing a civil claim for compensation. The two routes run alongside each other.

When should I contact Support for Tenants?

If you are a social tenant and your landlord is not meeting the timescales Awaab's Law requires, call us on 0800 030 4669.

No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Awaab's Law: guidance for social landlords (GOV.UK)
• Social Housing (Regulation) Act 2023 (legislation.gov.uk)
• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)

Related articles

• What is Awaab's Law in plain English?
• Complete guide to Awaab's Law
• Does Awaab's Law apply to private tenants?