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Awaab's Law and Mould Surveys — What Lincoln Landlords Must Do Now
14 Days
To investigate after notification
24 Hours
To address emergency hazards
7 Days
To begin non-emergency repairs
£100k+
Maximum fine for non-compliance
Background
What Is Awaab's Law?
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 government has made clear that similar obligations will be extended to the private rented sector. 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.
The bottom line for Lincoln landlords:
Whether you're a social or private landlord, the direction of travel is clear — you must take damp and mould complaints seriously, investigate promptly, and take documented action. A professional HHSRS-compliant mould report is the gold standard for demonstrating compliance.
Compliance Timeline
What Are the Deadlines Under Awaab's Law?
From the moment a tenant reports damp or mould, the clock is ticking. Here are the deadlines you must meet.
Day 0
Tenant Reports Issue
A tenant notifies the landlord of damp or mould in the property. The clock starts now.
Within 14 Days
Investigation Required
The landlord must investigate the reported hazard. A professional damp and mould survey satisfies this requirement.
Within 24 Hours
Emergency Hazards
If the investigation reveals an emergency health hazard, it must be made safe within 24 hours.
Within 7 Days
Repairs Must Begin
Non-emergency repair works must commence within 7 days of the investigation being completed.
Who's Affected
Does Awaab's Law Apply to Private Landlords in Lincoln?
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. Extension to the private sector is expected.
Letting Agents
Agents managing properties on behalf of landlords share responsibility for ensuring damp and mould complaints are addressed promptly.
Consequences
Penalties for Non-Compliance
The consequences of failing to address damp and mould are severe and growing more stringent.
Fines up to £100,000+
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 for up to 12 months' rent to be repaid if landlords fail to comply.
Banning Orders
Serious offenders can be banned from letting property entirely through a banning order.
Stay Compliant
How a Professional Mould 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 within 48 hours of inspection. 24-hour urgent turnaround available to help you meet tight deadlines.
Documented Evidence
Photographic evidence, moisture readings, and root cause analysis create an audit trail 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.
FAQ
Awaab's Law 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, and its principles are expected to extend to the private rented sector.
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 Bill (formerly the Renters' Reform Bill) extends similar timeframe obligations to the private rented sector. Private landlords are already bound by HHSRS obligations under the Housing Act 2004 — getting ahead of the extension now is strongly advisable.
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. Extension to the private rented sector via the Renters' Rights Bill is expected during 2026.
Has Awaab's Law been passed?
Yes. The provisions creating Awaab's Law were passed via the Social Housing (Regulation) Act 2023, with the implementing regulations and timeframes laid before parliament in 2024 and brought into force from October 2025 for social housing.
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?
Landlords must investigate reported damp and mould hazards within 14 calendar days of being notified. If an emergency hazard is identified, it must be made safe within 24 hours. Non-emergency repair works must begin within 7 days of the investigation and be completed within a reasonable timeframe.
What happens if I don't comply?
Non-compliance can result in fines up to £100,000 or more, criminal prosecution, rent repayment orders of up to 12 months' rent, 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 typically schedule inspections within 3-5 working days of booking. For urgent cases where Awaab's Law deadlines are a concern, we offer priority booking. Reports are delivered digitally within 48 hours, with 24-hour urgent turnaround available.
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.
The Landlord's Guide to Awaab's Law Compliance
Timeframes, penalties, practical steps, and a compliance checklist.
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Free Compliance Guide
The Landlord's Guide to Awaab's Law Compliance
Awaab's Law has changed the rules. This 12-page guide covers the timeframes you must hit, the penalties you're exposed to, and a practical compliance checklist used by Lincolnshire letting agents.
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