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Important Update
Awaab's Law came into force in October 2025 for social housing in England. Private landlords should prepare now, as similar obligations are expected to follow.
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.
The Key Timeframes
Awaab's Law introduces three critical deadlines that landlords must meet once a tenant reports a damp or mould issue:
14 Days
To investigate
Landlords must begin an investigation into the reported hazard within 14 calendar days of receiving the complaint.
7 Days
Emergency repairs
If the hazard poses an immediate risk to health, emergency repairs must begin within 7 calendar days.
28 Days
Non-emergency repairs
For non-emergency cases, the landlord must begin repair work within 28 calendar days of the investigation.
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. However, the government has signalled its intention to extend similar requirements to the private rented sector.
If you're a private landlord or letting agent, it is strongly advisable to begin operating as though these rules already apply to you. The Housing Health and Safety Rating System (HHSRS) already places legal obligations on all landlords to maintain safe living conditions, and local authorities can — and do — take enforcement action for damp and mould under existing legislation.
What Happens If You Don't Comply?
The penalties for non-compliance are severe. Local authorities can issue improvement notices, prohibition orders, and financial penalties. In the most serious cases, landlords can face:
- Unlimited fines through the courts for the most serious offences
- Civil penalties of up to £30,000 per offence issued by local authorities
- Rent Repayment Orders requiring repayment of up to 12 months' rent
- 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. Even acknowledging the issue in writing starts the clock in your favour and shows willingness to act.
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 comprehensive damp and mould reports are designed to meet HHSRS requirements and provide the documentation that local authorities, courts, and housing ombudsmen expect to see.
How The Damp & Mould Man Can Help
We provide HHSRS-compliant damp and mould inspections that give landlords and letting agents the documentation they need to demonstrate compliance. Our comprehensive reports include thermal imaging, moisture mapping, mould species identification, 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.
