Awaab’s Law and Landlord Obligations for Damp and Mould: What You Need to Know

You got the message. Tenant says there’s mould. Maybe you’ve seen it, maybe you haven’t. Either way, you’re now legally on the clock, and most landlords don’t realise how little time they actually have. Awaab’s Law changed everything. It’s not a guideline. It’s a legal obligation with real consequences for landlords who don’t move quickly enough.

What does Awaab’s Law actually require of landlords?

For social housing landlords, Awaab’s Law sets exact deadlines once a damp or mould complaint is received. Housing associations and councils have 14 days to investigate. If a health hazard is confirmed, repair work must begin within a further 7 days. Anything posing an immediate risk to health has to be resolved within 24 hours.

That’s not 14 days to call someone. That’s 14 days to have a qualified investigation done, documented, and acted on.

Does Awaab’s Law apply to private landlords?

Awaab’s Law currently applies to the social rented sector, but private landlords are not off the hook. The Renters’ Rights Act, which passed in 2025, brought private landlords under the Decent Homes Standard. That means if damp or mould creates a Category 1 hazard under the HHSRS, you’re legally required to act.

Local councils are issuing more improvement notices than ever. Courts have consistently sided with tenants when landlords received a complaint and sat on it.

What is the real risk of waiting to act?

The risk of waiting is both legal enforcement and rapidly escalating cost. Damp that’s left alone gets significantly worse within weeks, especially in winter. What starts as a single damp patch can spread into mould growth across multiple walls, turning a straightforward investigation into a far larger remediation job.

The factors that drive remediation cost include how far the problem has spread, the underlying cause, the number of affected walls and rooms, and whether structural work is needed. The longer it is left, the more of these factors come into play. A comprehensive damp and mould survey from Damp & Mould Solutions UK is a fixed £500, including a full insurance-ready report with a photographic evidence appendix. That report tells you exactly what you’re dealing with before costs run away.

And if a tenant makes a formal disrepair claim, you’ll need documentation showing you acted promptly. Without a professional report, you have nothing to point to.

What does good compliance actually look like?

Good compliance means logging the complaint immediately and following a documented, time-bound process. Follow these steps:

1. Log the complaint the day you receive it.
2. Arrange a professional damp investigation within 14 days, one that uses moisture meters and produces a written report stating the cause.
3. Begin remediation within 7 days if a health hazard is confirmed.
4. Keep records of every step.

That paper trail is your legal protection. It’s also what your insurance provider will ask for if there’s a claim.

How should I manage damp complaints across a property portfolio?

Tackle a portfolio backlog with a structured survey programme prioritised by the most recent or most severe complaints. If you’re managing 10, 20, or 50 properties, a backlog of open damp complaints is a compliance gap you can’t afford to leave open. A prioritised programme is the most defensible approach.

We work with property managers and housing associations across London to clear backlogs systematically. Every survey concludes with a written report in the format required for regulatory compliance.

Arrange a professional damp investigation

Damp & Mould Solutions UK provides compliant damp surveys and written reports for landlords across London, including central, north, south, east and west London boroughs. A comprehensive survey is a fixed £500 including a full insurance-ready report with a photographic evidence appendix. Call us on 020 3051 8478 or send photos via WhatsApp for an initial view.

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.