Awaab’s Law and Pest Control: What Landlords and Property Managers Need to Know

Published by Jack Marsh at The Pest Company

The new era of housing responsibility

With Awaab’s Law set to come into force from October 2025, UK social housing landlords and property managers face a new legal framework for addressing hazards in rental properties — and pests are firmly on the agenda.

While the law was born from tragic circumstances involving damp and mould, its reach goes far beyond that. As the British Pest Control Association (BPCA) highlights, Awaab’s Law builds upon the existing Housing Health and Safety Rating System (HHSRS) — which already recognises domestic hygiene, pests and refuse as housing hazards — and will introduce stricter timeframes and enforcement duties for landlords.

“This legislation puts pest problems alongside damp and mould as a recognised housing hazard, with strict deadlines for landlords to investigate and resolve them.” — BPCA, 2025

The story behind Awaab’s Law

Awaab’s Law was introduced following the heartbreaking death of two-year-old Awaab Ishak in 2020, who tragically died due to prolonged exposure to mould in his family’s social housing flat in Rochdale. His parents had repeatedly reported the issue to their landlord, but no effective action was taken.

The public outrage that followed led to a nationwide review of housing standards. In response, the government introduced Awaab’s Law within the Social Housing (Regulation) Act 2023 — a reform designed to make housing providers legally accountable for fixing serious hazards within defined timeframes.

While initial regulations will apply to issues such as damp and mould, later phases are expected to extend to other health hazards identified under the HHSRS — including pests and hygiene hazards.

This law serves as a powerful reminder that delayed responses to housing hazards can have devastating consequences, and it strengthens the duty of care landlords owe to their tenants.

📅 Awaab’s Law Implementation Timeline

Note: Timings and scope for later phases are based on government draft guidance and BPCA commentary; final regulations may vary.

Is a social housing landlord responsible for pest control?

The answer is usually yes. Particularly when the hazard as a result of a deficiency, which includes defects, disrepair or lack of maintenance. Landlords are expected to investigate fully before assigning any responsibility to a tenant.

The Housing Ombudsman’s pest guidance expects landlords to investigate fully before placing responsibility on the tenant, and to identify when tenant behaviour (e.g. waste, clutter) is contributing. The Ombudsman says landlords should “not place the onus on the resident to sort the problem — whilst they may have a part to play, they may not be the root cause”.

It is worth noting, Under existing housing law (outside of Awaab’s Law), landlords are responsible under Section 11 of the Landlord and Tenant Act 1985 for repair obligations (structure, drains, etc.) which, if neglected, can lead to pest ingress.

⚠️ Why This Timeline Matters

From 2026 onwards, pests are expected to join the list of hazards that landlords must address quickly and document thoroughly.

That means every report of rats, cockroaches, bedbugs or similar pests it a health risk associated with them, should trigger a prompt inspection and treatment plan, backed by written records, photographs, and professional evidence.

Under Awaab’s Law, a reactive “we’ll get to it next week” approach won’t meet the mark. Compliance will demand speed, professionalism, and proof — the same standards already embedded in good pest management practice.

The risk of delay

Ignoring or delaying a pest issue can expose landlords to more than just frustrated tenants.
Under Awaab’s Law and the HHSRS framework, failure to act could lead to:

• Formal complaints to the Housing Ombudsman

• Enforcement notices from environmental health officers

• Legal or financial penalties for breach of landlord duties

• Reputational damage if tenants publicise poor living conditions

Landlords should therefore view pest management as a core part of property compliance, not an optional maintenance task.

How landlords and agents can stay compliant

To stay ahead, landlords and managing agents should:

✅ Build pest control into property maintenance schedules
✅ Keep clear records of reports, inspections and treatments
✅ Use qualified BPCA-member pest control companies
✅ Act quickly on any signs of infestation
✅ Provide tenants with clear reporting procedures

A professional pest control company like The Pest Company can help you stay compliant by providing rapid response, digital reporting, photographic evidence and follow-up documentation — all vital for demonstrating you’ve taken “reasonable steps” under housing standards.

Why this matters more than ever

Awaab’s Law reinforces what the HHSRS has long made clear: hazards like pests, damp, and refuse directly impact residents’ health.

For landlords and housing providers, partnering with a trusted pest management company isn’t just about avoiding complaints — it’s about meeting your legal and moral duty to maintain safe homes.

What pests are covered by Awaabs Law?

Awaab’s Law (via the Social Housing (Regulation) Act 2023) doesn’t make a “pest list.” It applies to “hazards of a prescribed description”, as defined in future regulations — and those hazards are expected to align with the 29 categories in the Housing Health and Safety Rating System (HHSRS). So does the act apply to pests that do not have an associated disease risk, such as Moles or Squirrels?

Its a grey area, one which might need clarity from a solicitor.

In the 2006 HHSRS Operating Guidance (still the official reference), the hazard category in question is “Domestic hygiene, pests and refuse.”

Here’s what that section explains: “This hazard is concerned with the risks of infection and of mental health problems associated with poor design, layout or maintenance, which prevents hygienic conditions being maintained, or leads to infestations by domestic pests.” — HHSRS, p. 102–103

The examples of “domestic pests” given include; Rats, Mice, Cockroaches, Flies, Bedbugs, Fleas, Lice, Mites.  These are all public health vectors or cause allergic / psychological distress in domestic dwellings.

Notably, it does not include general garden wildlife like moles, squirrels, foxes, pigeons, etc. unless their activity directly compromises the habitability or sanitation of the dwelling. Where as some pests clearly fall under the legislation, it appears others will need to be considered on their facts, and assessed as to what risk they pose to the occupants in the circumstances. Grey squirrels for example are not known disease carriers, but could create a fire hazard by chewing wiring in the loft space.

Need fast help with pest problems?

If you manage properties and want peace of mind that you’re compliant under Awaab’s Law — or if you have an urgent pest issue right now — The Pest Company offers:

• Prompt and discreet pest control services

• Regular inspections and prevention plans

• Full reporting for compliance and audit purposes

Call us today or visit www.thepestcompany.co.uk to schedule a prompt visit.

📍 Areas We Cover

We provide professional pest control across:
North Yorkshire • East Yorkshire • West Yorkshire • Teesside • Cambridgeshire • Essex

🐀 Ready to protect your property?

Don’t wait for a complaint to escalate — take proactive steps now.
Contact The Pest Company for expert advice, fast response, and full compliance under Awaab’s Law and the HHSRS framework.

📞 Call us or book online at www.thepestcompany.co.uk