Awaab’s Law Explained: What Every Landlord Must Do
Awaab's Law gives landlords strict deadlines to investigate and fix damp and mould, and a professional survey is the evidence you need to comply.
What is Awaab’s Law and why does it exist?
Awaab’s Law is legislation that forces landlords to treat damp and mould as urgent health risks, with legal deadlines for investigating and repairing them. It is named after Awaab Ishak, a two-year-old boy who died in Rochdale in 2020 after prolonged exposure to mould in his family’s social housing flat. The coroner found the mould had not been addressed despite repeated reports.
The law was introduced through the Social Housing (Regulation) Act 2023 and inserts strict timescales into social housing tenancy agreements. The first phase, focused on damp and mould plus emergency hazards, applies from October 2025. The clear message is that landlords can no longer delay, ignore, or shift blame onto tenants for condensation and mould.
Who does Awaab’s Law apply to?
Awaab’s Law applies first to social housing landlords in England, including councils and housing associations. From October 2025 these landlords must follow the new investigation and repair deadlines for damp, mould, and emergency hazards across their stock.
Private landlords are not yet covered by Awaab’s Law directly, but the direction of travel is clear. The Renters’ Rights Act is set to extend similar duties and the Decent Homes Standard to the private rented sector. Any landlord, private or social, who lets a property with serious damp and mould already risks claims under the Homes (Fitness for Human Habitation) Act 2018 and the Housing Health and Safety Rating System. Acting now is simply good practice.
What deadlines must landlords meet under Awaab’s Law?
Under Awaab’s Law, landlords must investigate reported damp and mould within set timescales and act fast on anything dangerous. The headline duties for affected landlords work like this.
- Investigate a reported significant hazard, such as damp or mould, within a fixed number of working days of becoming aware of it.
- Provide the tenant with a written summary of the investigation findings, usually within a few days of the investigation.
- Begin repair works to address the hazard within a defined period once the need is identified.
- Treat emergency hazards, those posing a significant risk of harm, within 24 hours.
- Where the home cannot be made safe in time, offer suitable alternative accommodation.
The exact day counts are confirmed in the regulations, but the principle is fixed: log the report, investigate promptly, write down what you found, and act. Missing deadlines can expose a landlord to legal action and Housing Ombudsman scrutiny.
What are the warning signs landlords must not ignore?
The signs that trigger a landlord’s duty to act are usually visible and reported by tenants. Watch for these red flags.
- Black spotted mould on walls, ceilings, window reveals, or behind furniture.
- A persistent musty or earthy smell that does not clear with ventilation.
- Condensation running down windows and pooling on sills.
- Peeling paint, blown plaster, or staining at skirting level.
- Damaged belongings, clothing, or bedding affected by mould.
- Tenants reporting coughs, wheezing, or worsening asthma, especially children and the elderly.
When a tenant reports any of these, the clock starts. The safest response is a professional investigation that identifies whether the cause is condensation, penetrating damp, rising damp, or a defect such as a leak or failed damp proof course.
How can a damp survey help landlords comply?
A professional damp survey gives landlords the written evidence and clear diagnosis Awaab’s Law demands. Guesswork and repainting over mould will not satisfy the legal standard, because the law expects a proper investigation of the cause and a record of it.
Our damp investigation pinpoints the real source of moisture using moisture readings, thermal observations, and a structured inspection. Our mould inspection assesses the extent and health risk of any growth. A comprehensive damp and mould survey is a fixed £500 and delivers a full insurance-ready written report with a photographic evidence appendix, clear findings, and prioritised recommendations you can act on within your deadlines.
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Arrange your Awaab’s Law damp and mould survey
Damp & Mould Solutions UK carries out detailed damp and mould surveys for landlords across London, including Camden, Islington, Hackney, Westminster, Lambeth, Southwark, Wandsworth, Croydon, Ealing, and the surrounding boroughs. If a tenant has reported damp or mould and you need a fast, accurate, compliant diagnosis, call us on 020 3051 8478 or send photos via WhatsApp for an initial view before we attend.
Frequently Asked Questions
When does Awaab’s Law come into force?
Does Awaab’s Law apply to private landlords?
What happens if a landlord ignores damp and mould?
Can tenants be blamed for condensation under Awaab’s Law?
How much is a damp and mould survey?
If you've got damp, mould, or a leak — you already know it needs sorting.
The longer it sits, the worse it gets. Most investigations are booked within 48 hours.