Phase 1
All emergency hazards and significant damp and mould hazards.
Earlier insight.
A better response.
Support your team with continuous property monitoring, clear evidence and specialist delivery. Connect the conditions in your homes with the people responsible for taking action.
Phase 2
Seven more significant hazard categories, from excess cold to electrical safety.
Phase 3
Remaining HHSRS hazards, except overcrowding. Follow government updates for implementation details.
WATCH: AWAAB’S LAW AND SMART MONITOR
Awaab’s Law and Smart Monitor in three minutes
The timescales, the hazards in scope from 30 November, and how readings, alerts and reports give your team a dated record of what you knew and when.
Read the transcript
This is Smart Monitor, from Smart Installers.
Awaab’s Law is now in force. Social landlords must investigate and fix hazards within fixed legal timescales.
Emergency hazards must be made safe within twenty-four hours. Significant hazards must be investigated within ten working days, with a written summary within three working days after that, and the safety work done within five.
Smart Monitor covers the hazards in scope, around the clock: damp and mould, and from the thirtieth of November, excess cold and heat, and fire. Every reading is timestamped, and ready as evidence.
Compliance runs on evidence. The regulator and the Ombudsman both want to know: can you show what you knew, and when?
With sensors in several locations, measuring around the clock: temperature, humidity and air quality, including carbon dioxide and VOCs, plus light, noise and occupancy.
Across the home, it watches every risk. Damp and mould in the bathroom. Ventilation in the bedroom. Air quality in the kitchen, and leaks and legionella under the sink. And the smoke and heat alarm in the hall. All in one platform.
And it doesn’t wait for mould to appear. It predicts mould growth from the conditions, and flags the risk weeks before it’s visible.
Every home sits on one live map, with mould risk, Awaab’s Law cases and air quality at a glance.
Open any home for live conditions, room by room: the mould index, surface humidity and air quality, from every sensor.
Stock ranks every home by risk, worst first.
Alerts are triaged against the Awaab’s Law timescales, so nothing slips through.
And when you need to prove it, the damp and mould report puts every home in urgency order, and exports board-ready evidence in one click.
Know your homes. Know your risks. Know your evidence.
UNDERSTAND THE REQUIREMENTS
What Awaab’s Law requires
Awaab’s Law is named in memory of Awaab Ishak, who died aged two following prolonged exposure to mould. It sets response requirements for registered social housing providers in England.
Emergency hazards
Investigate and complete relevant safety work within 24 hours of awareness, acting as soon as reasonably practicable.
Investigation
Investigate potential significant hazards within ten working days of becoming aware.
Written findings
Provide the tenant with a written summary within three working days of the investigation ending.
Make safe
Complete relevant safety work for a confirmed significant hazard within five working days of the investigation ending.
Begin, or take steps to begin, preventative work within five working days. Where it cannot begin then, start as soon as reasonably practicable and within 12 weeks; complete within a reasonable period. Suitable alternative accommodation is required if safety work cannot meet the deadlines. Keep tenants updated.
Summary checked 12 September 2026. Read the full government guidance for scope, exceptions and your obligations.
TURN EVIDENCE INTO ACTION
How monitoring supports your response
Monitoring supports your operational process. It does not replace resident reports, professional judgement, inspections or the work needed to make a home safe.
Spot changing conditions
Temperature, humidity and air quality trends help teams identify properties that need attention.
Bring the right team in
Use alerts alongside resident information to prioritise investigation, surveys and remedial work.
Keep the evidence together
Build a dated record of readings, investigations and actions to support reporting and review.
PREPARE FOR PHASE 2
Different hazards need different evidence
Different hazards need different evidence. Combine sensor data with surveys, qualified inspections and a documented response.
Excess cold & excess heat+
Track temperature and its duration to support assessment alongside the tenant’s circumstances and the condition of the home.
Fire & explosions+
Connected smoke, heat and carbon monoxide devices can support monitoring. Fire safety assessments, escape routes and competent inspections remain essential.
Domestic hygiene+
Humidity, water and ventilation insights can support investigation. Hygiene, food safety and pest issues still require appropriate inspection and action.
Falls+
Property surveys identify physical risks. Where appropriate, activity monitoring can support a separately agreed wellbeing service; it does not establish whether a home is safe.
Electrical hazards+
Qualified inspections, certification and recorded remedial work are central to electrical safety.
Structural collapse+
Competent surveys and specialist remedial teams assess structural concerns. Environmental sensors do not replace structural assessment.
TRY IT IN YOUR PORTFOLIO
A free 60-day trial across 20 properties
Explore monitoring in real homes before deciding on a wider rollout. We’ll agree the properties, installation requirements and trial terms with you.
Discuss a trialYOUR TRIAL INCLUDES
- 01Connected sensors
- 02Platform, alerts & reports
- 03A written review
Subject to survey and availability. Installation arrangements and end-of-trial terms are confirmed in writing before you begin.
A REFERENCE FOR YOUR TEAM
Awaab’s Law one-page guide
Request our Awaab’s Law overview to share with colleagues. Always use the latest government guidance for legal requirements.
YOUR GUIDE IS READY
Your guide is ready
We have recorded your request. Use the link below to open your guide.
Open the PDF guideYOUR QUESTIONS
A little more clarity.
Does monitoring guarantee compliance?+
No. Sensors support earlier insight and evidence. Compliance depends on the landlord’s investigation, communication, safety work and wider legal duties.
Who does Awaab’s Law apply to?+
These regulations apply to registered social housing providers in England. Other landlords and other UK nations have separate requirements.
What happens if a landlord misses the deadlines?+
Tenants can pursue a breach of contract claim. Complaints procedures and the Housing Ombudsman also provide routes for redress.
How quickly can we get started?+
We agree a rollout after understanding property numbers, access, connectivity and the monitoring needed. Contact us to plan a suitable deployment.
LET’S MAKE A DIFFERENCEMake the next
Make the next
response count.
One conversation. A clearer way forward
for your properties and your people.