Important Update
Awaab's Law came into force in October 2025 for social housing in England. Private landlords are not covered yet and no date has been set. HHSRS already covers damp and mould in privately rented homes.
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 directly caused by the mould in his home.
Following the inquest, the UK government introduced amendments to the Social Housing (Regulation) Act 2023, creating what is now known as Awaab's Law. The legislation sets strict timeframes for landlords to respond to and address damp and mould hazards reported by their tenants.
Recognise this in your own property? Book a survey or call 07453 527 205.
The Key Timeframes
Awaab's Law introduces four critical deadlines that social landlords must meet once a tenant reports a damp or mould issue:
10 Days
To investigate
Social landlords must investigate a reported significant hazard (which includes damp and mould) within 10 working days of becoming aware of it.
3 Days
Written summary
The tenant must be given a written summary of the investigation findings within 3 working days of the investigation concluding.
5 Days
Safety work completed
For a significant hazard, the landlord must complete safety work within 5 working days of the investigation concluding.
24 Hours
Emergency hazards
If the hazard poses an immediate risk to health, it is classed as an emergency hazard and must be investigated and made safe within 24 hours.
Who Does This Affect?
The initial phase of Awaab's Law applies to registered social housing providers in England. This includes housing associations and council-run properties.
The Renters' Rights Act 2025 allows the government to extend Awaab's Law to private renting, but no date is set and it will consult first. Private landlords already have duties under HHSRS, and local authorities can take enforcement action for damp and mould under that existing legislation.
What Happens If You Don't Comply?
The duties are implied into the tenancy agreement, so tenants can raise non-compliance through the landlord's complaints process, then escalate to the Housing Ombudsman, who can order corrective action and compensation, or take the case to court. If a council also serves an improvement notice for the underlying HHSRS hazard and it isn't complied with, landlords can face:
- Unlimited fines through the courts for the most serious offences
- Civil penalties issued by local authorities
- Rent Repayment Orders
- Banning orders preventing them from letting properties
- Criminal prosecution in cases of serious neglect
How to Protect Yourself as a Landlord
The best way to protect yourself, your tenants, and your property investment is to take a proactive approach. Here are the steps we recommend:
Get a professional survey done
A baseline damp and mould assessment gives you documented evidence of the property's condition. If a complaint is raised later, you can demonstrate you were already aware and taking action.
Respond to complaints immediately
Never ignore a tenant's report of damp or mould. Acknowledge the report in writing straight away, so there is a dated record of when you knew and what you did.
Keep detailed records
Document every communication, inspection, and repair. Photographs, receipts, and written reports are your best defence against any future claim.
Fix the root cause, not just the symptoms
Painting over mould or wiping it away is not a repair. You need to address the underlying cause, whether that's condensation, a leak, poor ventilation, or rising damp.
Get an HHSRS-compliant report
Our damp and mould reports give you a written, HHSRS-compliant report of the cause and the fix.
How The Damp & Mould Man Can Help
We provide HHSRS-compliant damp and mould inspections that give landlords and letting agents a written, HHSRS-rated record of the property's condition. Our comprehensive reports include thermal imaging where relevant, humidity and moisture readings where conditions allow, visual mould assessment (no laboratory testing), and detailed remediation recommendations.
If remediation work is needed, our sister company LWR Group can carry out the necessary repairs, giving you a complete, end-to-end solution from inspection through to resolution.
FAQ · Frequently Asked
Common Questions
What is Awaab's Law?+
Awaab's Law is named after Awaab Ishak, a two-year-old boy who died in December 2020 from a respiratory condition caused by prolonged mould exposure in his family's Rochdale housing association flat. Following the inquest, the government amended the Social Housing (Regulation) Act 2023 to set strict statutory timeframes for landlords to investigate and fix reported damp and mould hazards.
What are the key Awaab's Law timeframes?+
Social landlords must investigate a potential significant hazard within 10 working days of becoming aware of it, give the tenant a written summary within 3 working days of the investigation, and complete safety work within 5 working days of the investigation. Emergency hazards must be investigated and made safe within 24 hours. This applies to social housing in England only.
Does Awaab's Law apply to private landlords yet?+
Not yet. The current phase applies to registered social housing providers in England, meaning housing associations and council-run properties. The Renters' Rights Act 2025 gives government the power to extend equivalent duties to private landlords, but as things stand no commencement date has been confirmed. Private landlords are still bound by HHSRS obligations under the Housing Act 2004 regardless.
What happens if a landlord doesn't comply with Awaab's Law?+
The duties are implied into the social tenancy agreement. If a landlord doesn't comply, tenants can raise it through the landlord's complaints process, then escalate to the Housing Ombudsman, who can order the landlord to take action and award compensation. Tenants can also take the case to court, which can order repairs, compensation and costs.
How can landlords protect themselves ahead of Awaab's Law?+
Get a professional baseline survey done so you have documented evidence of the property's condition, respond to every complaint in writing immediately, keep detailed records of every communication and repair, fix the root cause rather than painting over symptoms, and get a written HHSRS-compliant report of the cause and the fix.
