Awaab's law is here.
Is your housing stock compliant?
Since October 2025, social landlords face strict legal timeframes for investigating and resolving damp and mould hazards. Non-compliance means tenants can take legal action for breach of contract.
What is Awaab's Law?
Landmark legislation that sets legally enforceable timeframes for landlords to investigate and resolve housing hazards — starting with damp and mould.
Awaab's Law was introduced following the tragic death of two-year-old Awaab Ishak in 2020, whose fatal respiratory condition was linked to prolonged mould exposure in his family's social housing home. Despite repeated reports, the landlord failed to take adequate action.
Enacted through the Social Housing (Regulation) Act 2023, the law came into force on 27 October 2025. It inserts mandatory requirements into social housing tenancy agreements, giving tenants a direct legal route to hold landlords accountable through the courts for breach of contract.
The law is being extended to the private rented sector under the Renters' Rights Act, with equivalent standards expected from 2026–2027 onwards.
All emergency hazards and all significant damp and mould hazards are in scope. Landlords must follow strict investigation and repair timeframes from 27 October 2025.
Expanding to include excess cold and heat, falls, structural collapse, explosions, fire, electrical hazards, and domestic hygiene and food safety.
All remaining Housing Health and Safety Rating System hazards (excluding overcrowding) where they present a significant risk of harm.
Under Awaab's Law, a general inspection or "quick look" is not sufficient. Investigations must identify the root cause of the hazard, the work required to make the property safe, and the measures needed to prevent recurrence. Surface-level assessments will not meet regulatory expectations.
The clock is ticking from day zero.
Once a landlord becomes aware of a potential hazard, the statutory timeframes begin immediately. There is no grace period.
24h
HOURS
Investigate and resolve emergency hazards. If the home cannot be made safe, offer alternative accommodation.
10
WORKING DAYS
Complete investigation of significant damp and mould hazards from the date of becoming aware.
5
WORKING DAYS
Begin safety work and preventative measures once a significant hazard is confirmed.
12
WEEKS MAXIMUM
All supplementary work to prevent recurrence must have physically begun within 12 weeks.
The cost of non-compliance
Awaab's Law is not guidance — it creates enforceable contractual duties. The consequences of failure are significant and immediate.
Legal Action by Tenants
Requirements are implied into tenancy agreements. Tenants can bring breach of contract claims through the courts, potentially resulting in court-ordered repairs and compensation.
Regulatory Intervention
The Regulator of Social Housing can treat non-compliance as a breach of consumer standards. The Housing Ombudsman has published specific guidance on how complaints under Awaab's Law will be investigated.
Record-Keeping Failures
Landlords must maintain clear records of all correspondence, investigation findings, and contractor engagement. Inability to evidence compliance is treated as non-compliance.
Alternative Accommodation Costs
If a property cannot be made safe within the statutory timeframes, landlords must offer suitable alternative accommodation at their own expense until the hazard is resolved.
Reputational Damage
The Housing Ombudsman publishes severe maladministration reports publicly. In the current regulatory climate, mould-related failures attract significant media and political scrutiny.
Contractor Delays Are No Defence
The Housing Ombudsman has explicitly stated that delays caused by external contractors are not a valid reason for failing to meet prescribed timeframes. Landlords remain responsible.
Built for letting agents
Shelter, 2021
of UK rented homes are affected by damp and mould
BRE
spent by the NHS each year on illness linked to damp homes
Meta-analysis of 33 studies
increased asthma risk from indoor mould exposure
Why people trust us
Survey-led, not sales-led. We find the cause before we recommend any work. Evidence-based. Thermal imaging, moisture diagnostics, and written reports — not guesswork.
Honesty
Honest advice. If the fix is simple, we'll tell you. If it needs specialist work, we'll tell you that too.
Long-term results
Long-term thinking. We'd rather solve it once than see you again in six months.
The first step is
understanding why it's there
Whether you're a homeowner worried about your family's health, a tenant who's been complaining for months, or a landlord managing multiple properties — it starts with a proper survey.
You have questions, we have answers.
Common questions about Mould UK's services.
Often not — mould from ongoing damp or structural problems isn’t usually covered. It’s important to check your policy details.
You should inspect promptly, identify the cause (not just surface mould), and take action to fix the root problem. Your documentation (surveys, reports) can prove you acted reasonably under current laws.
Tenants can escalate to the local council’s environmental health team, the Housing Ombudsman, or pursue legal action — with potential fines or enforcement.
Awaab’s Law (starting October 2025) requires urgent hazards like mould and damp to be investigated and addressed within strict timeframes, and landlords must keep records of actions taken.
Yes — landlords must fix mould issues caused by structural or maintenance problems and provide safe, habitable accommodation. Recent reforms like Awaab’s Law and the Renters’ Rights Bill are increasing expectations and response timeframes for addressing damp and mould.
Take control of mould complaints, without adding admin.
Mould UK gives letting agents the structure, evidence, and confidence they need to manage mould properly — protecting tenants, landlords, and your business.