For housing associations, having a clear, compliant strategy for decant management is no longer a nice-to-have. It is an operational necessity.
The introduction of Awaab's Law has fundamentally shifted the operating landscape for housing associations across England. What was once managed through a reactive, best-efforts approach to repairs and resident safety is now governed by strict legal timescales, and the implications for how social housing providers handle displaced residents are significant.
Understanding Awaabs Law: Housing Associations
Named after 2-year-old Awaab Ishak, who tragically died in 2020 due to prolonged mould exposure in his social housing home, Awaab's Law was introduced as part of the Social Housing (Regulation) Act 2023. Following a phased implementation announced by the government in early 2025, the first phase came into force on 27 October 2025.
Under the current requirements, social landlords, including all registered housing associations, must now investigate and remediate:
- Emergency hazards within 24 hours of a report being received
- Damp and mould hazards pose a significant risk to health within fixed statutory timescales
As a result of Awaab’s Law, social housing providers must provide suitable temporary accommodation when a home cannot be safely occupied while essential repairs are being carried out.
What’s changing in 2026 - 2027?
The law's specifications will expand considerably over the coming years. In 2026, the requirements will extend to a broader category of Housing Health and Safety Rating System (HHSRS) hazards, including excess cold and heat, structural risks, fire and electrical hazards, and hygiene-related issues. By 2027, all remaining HHSRS hazards (with the exception of overcrowding) will fall within scope.
Critically, compliance is not simply about completing repairs. The Regulator of Social Housing enforces these obligations, and where landlords fail to meet their duties, tenants may be entitled to claim compensation for disrepair, health impacts, and distress.
Why Awaab’s Law Means Social Housing Decant Management Is Now an Operational Necessity
For housing associations managing complex decant requirements under increasingly demanding regulatory expectations, the most effective approach is often to establish a pre-agreed partnership with a specialist provider rather than sourcing accommodation reactively during a crisis.
TheSquare works with housing associations across the UK, including multiple G15 members, to deliver fully managed decant and emergency accommodation solutions. Residents can be placed in suitable, self-contained accommodation within 24 to 48 hours, helping social housing providers meet regulatory timescales while minimising disruption to residents' lives.
Earlier this year, a major residential building in Canary Wharf managed by a London housing association required urgent evacuation, creating an immediate need to rehouse 400 residents. Through TheSquare’s serviced apartment network, more than 200 fully compliant apartments were sourced in under 4 hours, enabling residents to be safely relocated to nearby accommodation. This rapid response ensured people could remain close to their communities, schools and workplaces, demonstrating how our flexible housing solutions can support housing associations during critical situations.
Beyond sourcing emergency accommodation for housing associations, TheSquare manages the entire process, from matching residents to appropriate properties through to move-out and ongoing support. Our large portfolio of properties includes accessible units, pet-friendly accommodation and larger family homes, ensuring placements reflect individual resident circumstances rather than simply availability.
This approach delivers benefits for both residents and housing providers. Residents gain access to safe, comfortable accommodation that allows them to maintain as much normality as possible during a difficult period. Housing associations requiring emergency housing solutions benefit from faster placements, reduced administrative burden, improved resident satisfaction, and greater confidence that decants are being handled in a compliant, resident-centred way. With dedicated account management, nationwide coverage and extensive experience supporting social landlords, TheSquare acts as an extension of housing teams when rapid action is required.
To find out more, visit: Emergency Accommodation
