Damp and mould are no longer just maintenance concerns; they are now a matter of legal compliance. While issues such as poor ventilation and excess moisture can contribute to damp and mould growth, landlords have a legal duty to act quickly and effectively when these hazards are reported.
Awaab’s Law was introduced following the tragic death of two-year-old Awaab Ishak in 2020, who died after prolonged exposure to severe mould in his family’s social housing home. Despite repeated reports from his parents, the mould problem was not resolved. A coroner concluded that mould exposure contributed to Awaab’s respiratory condition and death, highlighting the devastating consequences of failing to address unsafe living conditions.
The case sparked widespread public concern and a national campaign for stronger protections for social housing tenants. In response, the UK Government introduced new legal duties for social landlords to investigate reports of damp, mould, and other serious housing hazards within strict timeframes and complete necessary repairs promptly.
This article explores what landlords need to know about Awaab’s Law, including the requirements they must meet and the steps they can take to maintain safe homes.
What Is Awaab’s Law?
Awaab’s Law forms part of the Social Housing (Regulation) Act 2023 and introduces legally enforceable requirements for social landlords when responding to serious hazards within their properties. The legislation is being introduced in phases, giving landlords time to ensure they can meet the new legal duties.
Under Awaab’s Law, landlords must investigate reports of hazards such as damp and mould within defined timeframes, take appropriate action to address risks, and keep tenants informed throughout the process. This means landlords must have effective inspection processes and repair systems in place to ensure hazards are not allowed to persist.
Failure to comply with Awaab’s Law can result in enforcement action, financial penalties, legal challenges, and reputational damage. Compliance is therefore not simply about completing repairs; landlords must demonstrate that they have proactive processes in place to identify, manage, and prevent serious housing hazards.
Why Was Awaab's Law Introduced?
Awaab’s Law was introduced following the tragic death of two-year-old Awaab Ishak, whose exposure to severe mould in his family’s social housing home contributed to his respiratory condition and death. The case highlighted serious failures in how reports of damp and mould were handled and demonstrated the need for stronger protections for tenants.
One of the key lessons from the case was that repeated reports of unsafe living conditions must not be ignored or dismissed. The legislation aims to prevent similar situations by ensuring that landlords respond quickly when tenants raise concerns about hazards within their homes.
The introduction of Awaab’s Law also reflects a wider change in how damp and mould are viewed within the housing sector. Rather than being treated as routine maintenance problems, they are now recognised as potential indicators of wider health and safety risks requiring urgent attention.
When Does Awaab's Law Come Into Force?
Awaab's Law is being introduced in phases, giving social landlords sufficient time to understand the new legal requirements and apply the appropriate systems needed to meet the timeframes.
Each phase expands the legislation, helping landlords prepare for full compliance while ensuring tenants receive faster responses to serious housing hazards.
Phase 1
Phase One of Awaab's Law came into force on the 27th of October 2025, introducing strict legal response times for social landlords dealing with serious damp and mould, as well as other emergency hazards. The aim is to ensure tenants are protected from risks to their health and safety.
Under Phase One, landlords must:
| Requirement | Timescale |
|---|---|
| Emergency hazards investigated and made safe | Within 24 hours |
| Significant damp, mould and other serious hazards investigated | Within 10 working days |
| Written outcome provided to the tenant | Within 3 working days of the investigation |
| Necessary repairs completed (where appropriate) | Within 5 working days of the investigation |
If a property cannot be made safe within the required timescales, landlords must provide suitable alternative accommodation. This must be arranged within 24 hours for emergency hazards, or within 5 working days of the investigation for serious damp and mould, until the necessary repairs have been completed.
Phase 2
From October 2026, Awaab's Law expands beyond damp and mould to cover a wider range of serious hazards identified under the Housing Health and Safety Rating System (HHSRS). Social landlords should prepare for these additional requirements by reviewing their existing processes and ensuring they can respond to all qualifying hazards within the required timescales.
The additional hazards include:
- Excess cold and excess heat
- Fire and electrical hazards
- Structural collapse and falling elements
- Falls on stairs, floors, and other surfaces
- Hygiene, sanitation, and drainage issues
By extending the legislation to cover these risks, Phase Two further strengthens tenant protections and reinforces landlords' responsibility to maintain safe, healthy living environments.
Phase 3
The final phase of Awaab's Law is expected to come into force in 2027. At this stage, the legislation will extend to cover all remaining hazards identified under the Housing Health and Safety Rating System, with the exception of overcrowding.
Who Does Awaab's Law Apply To?
Social Landlords
Awaab's Law currently applies to social landlords, including housing associations, local authority landlords, and registered social housing providers.
At present, the legislation does not generally apply to shared ownership properties or certain types of supported and temporary accommodation.
Will It Apply to Private Landlords?
While Awaab's Law is currently limited to the social housing sector, the Government has indicated its intention to extend similar requirements to the private rented sector in the future.
Private landlords should begin preparing and adhering to these legal requirements now instead of waiting until the legislation changes. It will help any landlord to be responsible for the maintenance of their properties, communicate and build meaningful relationships with their tenants, and benefit their reputation as a trustworthy and reliable landlord.
Although there is no legal obligation for private landlords to comply with Awaab's Law at present, preparing now is a sensible approach. By practising the law's processes, landlords can improve the safety of their properties and demonstrate a commitment to maintaining high housing standards.
Taking action before future legislation is introduced can also help landlords perform maintenance procedures, reduce the risk of costly repairs, and protect their reputation as responsible and reliable property providers.
What Landlords Need to Do Now
Meeting the requirements of Awaab's Law involves taking a proactive approach to property maintenance and tenant safety.
One of the first steps landlords should take is to audit their properties for potential health and safety hazards. Regular inspections can help identify issues such as damp, mould, and poor ventilation before they become more serious. Landlords should also encourage open communication with tenants, ensuring there are clear processes for reporting concerns as soon as they arise.
Where damp or mould is identified, it is essential to investigate the underlying cause rather than simply removing the visible signs. Problems such as poor ventilation, leaks, or condensation must be addressed to prevent the issue from returning.
Landlords should also establish reliable maintenance procedures by working with trusted contractors who can respond quickly when repairs are needed. Keeping accurate records of inspections, tenant reports, investigations, and completed repairs is equally important. Providing evidence that legal responsibilities have been met helps landlords demonstrate compliance with the law.
What Happens If Landlords Don't Comply?
Failure to comply with Awaab's Law can have serious consequences for social landlords, including:
- Housing Ombudsman investigations into complaints where landlords have failed to respond appropriately to reported hazards.
- Regulatory intervention from the relevant housing regulator for breaches of legal duties.
- Financial penalties for failing to meet statutory obligations.
- Legal claims from tenants who have suffered harm as a result of unsafe living conditions.
- Reputational damage, reducing trust among tenants and potentially affecting future housing management.
- Higher repair costs, as delaying action can allow damp, mould, and other hazards to worsen, resulting in more extensive and expensive work.
How Better Indoors Can Help
At Better Indoors, we help social landlords identify and resolve damp, mould, and ventilation issues before they become serious health hazards or compliance risks. Our experienced team provides specialist damp and mould investigations, comprehensive property surveys and detailed reports to support effective decision-making and legal compliance.
Rather than simply treating visible mould, we focus on identifying the root cause of the problem. From ventilation assessments to tailored long-term solutions, we help landlords create healthier indoor environments and reduce the risk of recurring issues.
If you're concerned about damp, mould, or ventilation within your properties, our team is here to help. Contact Better Indoors today to book a professional survey or speak to one of our specialists about protecting your tenants and your property.
