Awaab’s Law requires social landlords in England to investigate and fix dangerous damp and mould, and other emergency hazards, within fixed legal timescales. It has applied to social housing since 27 October 2025. More hazards are added from 30 November 2026, and the Renters’ Rights Act 2025 lets the government extend it to private renting in future. This guide from DIY Refurb explains who it covers, the deadlines, what tenants and landlords can do, and how to tackle damp and mould at the source.
Updated November 2026. This is a general guide, not legal advice. Always check the official sources linked below.
Quick Menu
- What is Awaab’s Law?
- Who does it apply to?
- Timescales landlords must meet
- Which hazards are covered, and when?
- What tenants can do
- How landlords can stay compliant
- Causes of damp and mould
- Fixing condensation and damp
- FAQs
What Is Awaab’s Law?
Awaab’s Law is named after two-year-old Awaab Ishak, who died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family’s social housing flat in Rochdale. The Social Housing (Regulation) Act 2023 created the legal power. The detailed rules are set out in the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025, which came into force on 27 October 2025.
The rules are written into every social housing tenancy as an implied term. If a landlord breaks them, the tenant can complain to the landlord and the Housing Ombudsman, or take court action for breach of contract.
Who Does Awaab’s Law Apply To?
- Social housing in England: almost all homes let on a tenancy by councils and housing associations (registered providers), including temporary and supported housing let on a tenancy.
- Not yet covered: accommodation occupied under a licence, owner-occupied homes, long leaseholds and shared ownership.
- Private rented sector: the Renters’ Rights Act 2025 gives the government the power to extend Awaab’s Law to private tenancies, but regulations are needed first. A government consultation runs from 9 October to 18 December 2026, and no start date has been set yet. Private landlords must still meet existing duties, such as keeping homes fit for human habitation.
- Wales, Scotland and Northern Ireland have their own housing laws. Awaab’s Law applies in England.
Awaab’s Law Timescales
The clock starts when the landlord becomes aware of a potential hazard, for example from a tenant’s report. Under the official guidance for social landlords:
| Step | Maximum timescale |
|---|---|
| Investigate a potential emergency hazard and make it safe | Within 24 hours |
| Investigate a potential significant hazard | Within 10 working days |
| Send the tenant a written summary of the findings | Within 3 working days of the investigation ending |
| Make a significant hazard safe | Within 5 working days of the investigation ending |
| Start work to stop the hazard coming back | Within 5 working days, or if that isn’t possible, as soon as reasonably practicable and within 12 weeks |
| If the home cannot be made safe in time | Offer suitable alternative accommodation at the landlord’s expense |
Landlords must keep the tenant updated throughout. They have a defence if they can show they took all reasonable steps to comply, for example when they could not get access to the property.
Which Hazards Are Covered, and When?
- Phase 1 (since 27 October 2025): damp and mould that poses a significant risk of harm, plus all emergency hazards (for example gas leaks, exposed wiring, significant leaks, or broken external doors and windows).
- Phase 2 (from 30 November 2026, subject to Parliamentary approval): adds excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards and domestic hygiene, including food safety and pests. See the government announcement.
- Phase 3 (planned for 2027): all remaining hazards in the Housing Health and Safety Rating System, except overcrowding.
If You’re a Tenant: What to Do
- Report it to your landlord in writing, describing where the damp or mould is and when it started.
- Mention health risks: tell them about children, pregnancy, older people or health conditions in the household. This affects how urgently the landlord must act, and you do not need medical evidence.
- Keep evidence: photos, dates and copies of all messages.
- Allow access: for inspections and repairs. Landlords must give at least 24 hours’ written notice.
- Escalate if deadlines are missed: use your landlord’s complaints process, then the Housing Ombudsman. See the government’s guidance for tenants.
Landlords should not blame damp and mould on a tenant’s “lifestyle”. Everyday cooking, bathing and drying laundry are not a reason to refuse to act.
If You’re a Landlord: How to Stay Compliant
- Triage every report quickly as a potential emergency or significant hazard, and record day zero.
- Use competent investigators and fix the root cause, not just the symptoms. If poor ventilation or insulation is behind the mould, that needs fixing too.
- Keep records of reports, inspections, photos, written summaries and completed works.
- Inspect proactively: check roofs, gutters, pointing, extractor fans and rooms with a history of condensation, especially before winter.
What Causes Damp and Mould?
- Condensation: moist air from cooking, bathing and drying clothes settles on cold walls and windows. This is the most common cause of black mould.
- Penetrating damp: rain gets in through defective gutters, pointing, render, seals or roofs. Patches often get worse after rain.
- Rising damp: ground moisture rises where the damp-proof course is missing, failed or bridged, leaving tide marks and salts at low level.
- Leaks: plumbing or roof leaks cause distinct wet patches and ceiling stains.
- Cold spots: poorly insulated corners and lintels where mould keeps returning.
For more detail, read our guides to black mould around window frames, removing black mould safely and why bleach isn’t the answer for mould.
Fixing Condensation and Damp at the Source
Ventilation
Good airflow is the most effective long-term fix for condensation. Positive input ventilation (PIV) gently pushes filtered air through the home, displacing moist air. Our Concure360 PIV unit is also available as a supply and install service. For kitchens and bathrooms, see the Merlin Eco dMEV extract fan and our full PIV and vents range.
Clean and Protect Surfaces
Treat existing mould with a fungicidal wash such as Mould Wash Concentrate, then redecorate with Anti-Mould Paint Emulsion or Anti-Condensation Coating. The Mould Control Pack combines products for the job. Browse mould treatments and coatings.
Stop Water Getting In
For penetrating damp, repair gutters and roofline and apply a breathable masonry water repellent such as Stormdry Masonry Protection Cream. For rising damp, see DPC injection and damp-proof membranes.
Professional Help
DIY Refurb works with approved contractors across the UK, through our sister company Biokil Crown Ltd, for surveys and remedial works including damp-proof courses, tanking and cavity drainage systems, with a 30-year guarantee available on qualifying installations.
Awaab’s Law FAQs
When did Awaab’s Law come into force?
On 27 October 2025, for social housing in England. Phase 2 is due on 30 November 2026, and Phase 3 is planned for 2027.
Does Awaab’s Law apply to private landlords?
Not yet. The Renters’ Rights Act 2025 allows it to be extended to private tenancies, but the detailed regulations and start date are still being consulted on.
How long does a landlord have to fix mould?
For a significant damp and mould hazard, the landlord must investigate within 10 working days and make it safe within 5 working days after that. Emergency hazards must be investigated and made safe within 24 hours.
What happens if my landlord ignores Awaab’s Law?
You can complain to the landlord, then to the Housing Ombudsman. Because the rules are part of your tenancy, you can also take court action for breach of contract. A court can order repairs and compensation.
Does Awaab’s Law apply in Scotland or Wales?
No. It applies to social housing in England. Scotland, Wales and Northern Ireland have separate housing standards.
Related DIY Refurb Guides
- Damp and Condensation in Garages
- Damp and Mould Problems in Lofts
- How to Clean Mould from Grout and Silicone
- What Is Cavity Drainage Membrane?
