Awaab's LawComplianceSurveys.
Awaab's Law requires social landlords in England to investigate a reported damp or mould hazard within 10 working days, or within 24 hours if it poses an immediate risk to health.
It's now in force for social housing. The Renters' Rights Act 2025 allows Awaab's Law to be extended to private renting, but no date has been set. Book an HHSRS-compliant survey from £100+VAT with a FODSC certified surveyor and get ahead of it today.
The deadlines that matter.
10 Days
Working days to investigate a significant hazard
24 Hours
To investigate & make safe an emergency hazard
5 Days
Working days to complete safety work after investigation
Civil
Penalties for non-compliance, plus prosecution
What is Awaab's Law?
CASE BACKGROUND
Awaab's Law is named after Awaab Ishak, a two-year-old boy who tragically died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family's housing association flat in Rochdale. The coroner ruled that Awaab's death was caused by the mould in his home.
In response, the government introduced legislation requiring social housing landlords to investigate and address damp and mould within strict, legally enforceable timeframes. The law was introduced as an amendment to the Social Housing (Regulation) Act 2023.
While the legislation initially applies to registered social housing providers, the Renters' Rights Act 2025 allows Awaab's Law to be extended to private renting, but no date has been set and the government will consult first. Private landlords are already bound by the Housing Health and Safety Rating System (HHSRS) under the Housing Act 2004, which classifies damp and mould as a serious health hazard.
KEY TAKEAWAY · LINCOLN LANDLORDS
Whether you're a social or private landlord, it pays to take damp and mould complaints seriously, investigate promptly, and take documented action. A professional HHSRS-compliant mould report gives you a clear, written record.
Awaab's Law is a national law.
Where it applies
Awaab's Law applies to registered providers of social housing across England — every housing association and council landlord, not just those in Lincolnshire. It doesn't currently extend to Scotland or Wales, which have their own separate housing legislation, and neither has an equivalent named law yet.
Where we deliver your survey
The law and the timeframes below are the same wherever you are in England. What's local is us: we're an independent damp and mould surveyor based in Lincoln, delivering HHSRS-compliant Awaab's Law compliance surveys across Lincoln and Lincolnshire.
Outside Lincolnshire, the same statutory timeframes and obligations apply — the official government guidance for social landlords is the authoritative national source. Everything on this page reflects that guidance.
Deadlines under Awaab's Law.
From the moment a tenant reports damp or mould, the clock is ticking. Here are the deadlines social landlords must meet.
Day 0
Tenant Reports Issue
A tenant notifies the landlord of damp or mould in the property. The clock starts now.
Within 10 Working Days
Investigation Required
Damp and mould is treated as a 'significant hazard'. The social landlord must investigate within 10 working days of becoming aware of it. A professional damp and mould survey can form part of that investigation.
Within 24 Hours
Emergency Hazards
If the hazard poses an immediate risk to health, it is instead classed as an 'emergency hazard' and must be investigated and made safe within 24 hours.
Within 5 Working Days
Safety Work Completed
Following investigation of a significant hazard, safety work must be completed within 5 working days of the investigation.
Does it apply to private landlords?
Social Housing Providers
Housing associations and council landlords are directly covered by Awaab's Law and must comply with the strict timeframes.
Private Landlords
Not yet directly covered by Awaab's Law, but already bound by HHSRS obligations. The Renters' Rights Act 2025 allows Awaab's Law to be extended to private renting, but no date has been set.
Letting Agents
Agents managing properties on behalf of landlords share responsibility for ensuring damp and mould complaints are addressed promptly.
Penalties for non-compliance.
The consequences of failing to address damp and mould are severe and growing more stringent.
Civil Penalties
Local authorities can impose significant financial penalties for failure to address damp and mould hazards.
Criminal Prosecution
Persistent non-compliance can lead to criminal prosecution under housing legislation.
Rent Repayment Orders
Tenants can apply to have rent repaid if landlords fail to comply.
Banning Orders
Serious offenders can be banned from letting property entirely through a banning order.
How a professional survey keeps you compliant.
HHSRS-Compliant Reports
Our reports meet the legal standard required by local authorities. They document the hazard, its severity, and the required response.
Fast Turnaround
Reports delivered usually within 3 working days of inspection, to help you meet tight deadlines.
Documented Evidence
Photographic evidence, moisture readings, and root cause analysis create a written record proving you investigated properly.
Clear Remediation Plan
Every report includes actionable remediation recommendations. Plus, LWR Group can carry out the repairs for a seamless end-to-end solution.
Common questions.
What is Awaab's Law?
Awaab's Law is legislation introduced following the tragic death of two-year-old Awaab Ishak from prolonged exposure to mould in his home. It requires social housing landlords to address reported damp and mould within strict timeframes. The Renters' Rights Act 2025 allows it to be extended to private renting, but no date has been set.
Why is it called Awaab's Law?
It is named after Awaab Ishak, a two-year-old who died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his Rochdale Boroughwide Housing flat. The 2022 inquest ruling and Awaab's family's campaigning led directly to the legislation that bears his name.
Does Awaab's Law apply to private landlords?
Awaab's Law currently applies directly to social housing landlords in England. The Renters' Rights Act 2025 allows Awaab's Law to be extended to private renting, but no date has been set and the government will consult first. Private landlords are already bound by HHSRS.
When does Awaab's Law come into effect?
Awaab's Law for social housing in England came into force in October 2025. The first phase covers damp, mould and emergency hazards. Further hazards (electrical, structural, fire safety) are scheduled to be added in subsequent phases through 2026. The Renters' Rights Act 2025 gives government the power to extend equivalent duties to the private rented sector, but as of August 2026 the commencement date for that extension has not been confirmed — it requires further secondary legislation.
Has Awaab's Law been passed?
Yes. Awaab's Law is created by Section 42 of the Social Housing (Regulation) Act 2023, which inserts an implied term into social housing tenancy agreements requiring landlords to comply with prescribed requirements about hazards including damp and mould. The implementing regulations and response timeframes were brought into force from October 2025 for social housing. The Renters' Rights Act 2025 provides the legal mechanism to extend equivalent duties to private landlords, but that extension is not yet in force.
Does Awaab's Law apply in Scotland or Wales?
Awaab's Law as enacted applies to social housing in England only. Scotland and Wales have their own housing legislation — Scotland's Housing (Scotland) Act and the Renting Homes (Wales) Act — but neither has equivalent named legislation yet. Expect each devolved administration to legislate similarly over the coming years.
What are the exact timeframes under Awaab's Law?
Damp and mould is treated as a 'significant hazard': social landlords must investigate within 10 working days of becoming aware of it, give the tenant a written summary within 3 working days of the investigation concluding, and complete safety work within 5 working days of the investigation concluding. If the hazard poses an immediate risk to health it is instead classed as an 'emergency hazard' and must be investigated and made safe within 24 hours. These are the statutory timeframes confirmed in the official government guidance for social landlords.
What happens if I don't comply?
Non-compliance can result in civil penalties, criminal prosecution, rent repayment orders, and banning orders preventing you from letting property. Local authorities can also issue improvement notices and prohibition orders on the property.
How does a professional survey help me comply?
A professional HHSRS-compliant survey demonstrates you have taken prompt, professional action to investigate the issue. The written report provides documented evidence of the investigation, root cause analysis, and a clear remediation plan — exactly what you need to show compliance.
What is the HHSRS and how does it relate?
The Housing Health and Safety Rating System (HHSRS) is the government's framework for assessing health and safety hazards in residential properties. Damp and mould growth is a Category 1 hazard under HHSRS. Our reports assess properties against this standard, providing the documentation local authorities require.
Can you also fix the damp and mould problems?
Yes. Through our sister company LWR Group, we offer full remediation services. We can inspect, report, and fix — all through one team. This end-to-end approach means faster resolution and a single point of contact for landlords and agents.
How quickly can you carry out an inspection?
We can usually get a survey booked in within a week, depending on access. Reports are delivered digitally usually within 3 working days.
Book an Awaab's Law compliant survey in Lincoln.
A professional HHSRS survey demonstrates due diligence and protects you from fines, prosecution, and rent repayment orders. Book yours today.
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Read guideKey Facts · At A Glance
- Company
- The Damp & Mould Man
- Legal entity
- LW Renovation Group Ltd
- Service area
- Lincoln, Lincolnshire, Gainsborough, Newark, Sleaford, Grantham
- Mould Report
- £100+VAT
- Full Damp & Mould Survey
- £250+VAT
- Report turnaround
- Usually 3 working days
- Accreditation
- FODSC certified
- Phone / WhatsApp
- 07453 527 205
- mouldman@lwrgroup.co.uk
Reports are written to the Housing Health and Safety Rating System and cover requirements introduced by Awaab's Law.
