Awaab's Law — Your Rights on Damp, Mould and Hazardous Conditions
Awaab's Law requires landlords to investigate and fix damp and mould within strict legal timeframes. It was introduced after the tragic death of 2-year-old Awaab Ishak in 2020, who died from health effects caused by severe mould in a social housing flat in Rochdale. The law now applies to all social housing landlords in England and is being extended to the private rented sector.
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What is Awaab's Law?
Awaab Ishak was a 2-year-old boy who died in December 2020. A coroner found that his death was caused by a respiratory condition triggered by prolonged exposure to severe mould in the flat where he lived in Rochdale, which was managed by a social housing provider. The case triggered national outrage and led to significant changes in the law.
Awaab's Law is the name given to provisions in the Social Housing (Regulation) Act 2023, specifically section 42, which came into force for social housing landlords in England on 27 October 2023. It requires landlords to:
- ✓Investigate any reported damp or mould hazard within strict statutory timeframes
- ✓Provide tenants with a written report of the investigation findings
- ✓Carry out repairs within set deadlines — or temporarily rehouse the tenant if the property is a health emergency
- ✓Keep records of all reports and actions taken
Awaab's Law — timeframes for social housing landlords
From December 2024, regulations specify exact timeframe requirements for social housing landlords in England. The deadlines depend on whether the hazard is classified as an emergency or non-emergency.
Emergency hazards (immediate risk to health):
- ✓Landlord must investigate within 24 hours of the report
- ✓If investigation confirms an emergency hazard, the landlord must begin fixing it or temporarily rehouse the tenant within 1 week
- ✓Emergency includes situations where the hazard poses an imminent risk to health or safety
Damp and mould (non-emergency):
- ✓Landlord must investigate within 14 days of the report
- ✓Landlord must provide the tenant with a written report of findings within 14 days after the investigation
- ✓Repairs must be completed within 7 weeks of the original report
- ✓Total timeline: investigation started within 14 days, report provided within 28 days, repairs done within 7 weeks
Awaab's Law extended to private landlords
The Renters' Rights Act 2025 gives the government powers to extend Awaab's Law to the private rented sector in England. The Act received Royal Assent on 27 October 2025.
- ✓The Renters' Rights Act 2025 contains provisions to apply Awaab's Law standards to private landlords
- ✓The exact commencement date for private sector enforcement is to be set by government regulations
- ✓As of May 2026, private landlords should be aware that these obligations are coming and begin meeting equivalent standards
- ✓Even before formal commencement, private landlords have existing duties under the Housing Act 2004 and the Landlord and Tenant Act 1985 to keep properties free from category 1 HHSRS hazards
See our full guide to the Renters' Rights Act 2025 for a complete overview of what changed.
What to do if you have damp or mould — private tenant
If you rent privately and your home has damp or mould, take the following steps to protect your rights and get the problem fixed:
What to do if you have damp or mould — social housing tenant
If you live in social housing (a council or housing association property) and your landlord has not fixed damp or mould within the legal timeframes, follow these steps:
What counts as damp and mould under the law?
The law covers a range of moisture-related issues. Understanding the legal categories helps you describe the problem accurately when reporting it to your landlord or council.
- ✓Visible black mould on walls, ceilings, window frames, or other surfaces
- ✓Condensation damp — where moisture in the air condenses on cold surfaces, encouraging mould growth
- ✓Penetrating damp — where water enters through the walls, roof, or windows due to structural defects
- ✓Rising damp — where groundwater rises through the walls or floor from below
- ✓Under the HHSRS, damp and mould growth that poses a risk to health is a Category 1 hazard — the most serious category
- ✓Category 1 HHSRS hazards give local councils a duty (not just a power) to take enforcement action
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Frequently asked questions
What is Awaab's Law and who does it apply to?
Awaab's Law is a set of legal requirements on landlords to investigate and fix damp, mould and other hazardous conditions within strict timeframes. It is named after Awaab Ishak, a 2-year-old who died in 2020 from health effects caused by severe mould in a social housing flat. It was introduced under the Social Housing (Regulation) Act 2023 and applies to social housing landlords in England. The Renters' Rights Act 2025 extends it to the private rented sector, with implementation expected in 2026.
How long does a social housing landlord have to fix damp and mould?
For non-emergency damp and mould, your social housing landlord must start investigating within 14 days of your report and provide a written report of findings within 14 days of the investigation. Repairs must be completed within 7 weeks of your original report. For emergency hazards (where there is an immediate risk to health), the landlord must investigate within 24 hours and fix the problem or temporarily rehouse you within 1 week.
Does Awaab's Law apply to private renters?
The Renters' Rights Act 2025 gives the government powers to extend Awaab's Law to private landlords in England. As of May 2026, the exact commencement date for private sector enforcement is awaited. However, private tenants already have rights under the Housing Act 2004 (HHSRS) and the Landlord and Tenant Act 1985, which require landlords to keep properties free from hazards including damp and mould. Private tenants can use council Environmental Health and housing disrepair claims now.
Can I be evicted for reporting damp or mould?
No. You are legally protected from retaliatory eviction if you report disrepair to your landlord or contact the council. Under the Deregulation Act 2015, a landlord cannot serve a valid Section 21 notice within 6 months of the council taking action following a disrepair complaint. With Section 21 now abolished under the Renters' Rights Act 2025, this protection is even stronger — your landlord cannot evict you without a legitimate Section 8 ground.
What can the Housing Ombudsman do about damp and mould?
The Housing Ombudsman Service (for social housing tenants) can investigate complaints about landlords who have failed to deal with damp and mould. If it finds in your favour, it can require your landlord to carry out repairs, pay you compensation, apologise, and change their procedures. The service is free. You can complain once you have exhausted your landlord's internal complaints process. Visit housing-ombudsman.org.uk to submit a complaint.