Mould, Damp, and Accountability: What Landlords Need to Know About Awaab’s Law

In 2023, the Government reported that ‘7% of social rented homes had damp and 4% contained the most serious ‘category 1’ level’. Issues like these can no longer be overlooked by social landlords.

This article explains why Awaab’s Law was introduced, the new responsibilities it creates and what social landlords must do to meet the required standards.

What is Awaab’s Law?

Awaab’s Law is legislation introduced to ensure that social landlords respond within strict timeframes to reports of damp, mould and other hazards that can impact tenants’ health. It establishes legally enforceable deadlines for investigating reported issues, initiating repairs and completing necessary work.

The law aims to eliminate the prolonged delays that have historically left tenants in social housing living in unsafe conditions. Under Awaab’s Law, landlords can no longer ignore or postpone repairs involving damp or mould.

Why is it called Awaab’s Law?

Awaab’s Law is named in memory of Awaab Ishak, a two-year-old boy who tragically died in December 2020 as a result of prolonged exposure to severe mould in his family’s social housing flat in Rochdale.

According to the BBC, Awaab’s father reported the mould issue to Rochdale Boroughwide Housing (RBH). However, the housing provider dismissed the concerns. Awaab’s death led to national outrage and prompted an extensive review of landlord responsibilities.

The tragedy highlighted systemic failings in the social housing sector and became the catalyst for reform. Naming the legislation after Awaab serves as a reminder of the devastating consequences of inaction and neglect.

Who Does Awaab’s Law Apply to?

Awaab’s Law applies specifically to social landlords, including local authorities, housing associations, and registered social housing providers, who are responsible for managing and maintaining rented homes. The legislation places legal duties on these social organisations to act promptly when tenants report damp, mould or other health-related hazards.

Social landlords must ensure their teams, contractors and internal processes comply with the new requirements, as failure to meet the standards can lead to enforcement action. Ultimately, the law ensures a consistent and accountable approach to tenant health and safety.

While private landlords are not directly covered, the law may influence future policy reforms across the broader rental sector.

The Impact on Social Landlords:

Expected to Act Quickly on Reports

The law intends to eliminate the delays that have historically caused tenants unnecessary suffering. Once a tenant reports damp or mould, social landlords are now legally required to respond within set timeframes. This means acknowledging the issue, initiating an assessment and maintaining open communication with the tenant throughout the process.

Must Be Proactive With Investigation Findings

Awaab’s Law requires landlords to address underlying causes rather than simply treating surface-level symptoms.
Investigations should be thorough, evidence-based, and carried out by trained personnel who can accurately identify risks. Once the findings are confirmed, landlords must clearly communicate the outcomes to tenants and outline the next steps.

This shift encourages better preventative maintenance and helps rebuild trust between landlords and tenants.

Start Repair Works Within 7 Calendar Days If It Poses A Health Risk

Under Awaab’s Law, if an inspection identifies a health risk related to damp, mould or another housing hazard, social landlords must begin repair work within seven calendar days. This timeframe is non-negotiable and reflects the seriousness of health-related concerns.

Landlords must therefore have systems in place to mobilise repair teams quickly and prioritise urgent cases. Failing to start repairs within seven days could result in legal and regulatory consequences.

This requirement ensures that vulnerable residents receive timely support and healthier living environments.

Complete Repair Work In A Reasonable Timeframe

Awaab’s Law requires landlords to complete repairs within a ‘reasonable timeframe’.

Clear communication and thorough record-keeping are essential for showing compliance and keeping tenants informed about progress and expected timelines.

Address Emergency Repairs That Pose Imminent Danger Within 24 Hours

Under the Awaab law, social landlords must address such issues within 24 hours. This includes severe structural failures, dangerous levels of mould, electrical hazards or any condition that threatens immediate harm. The 24-hour rule ensures that tenants are not left in unsafe environments and that landlords act with urgency when danger is present. To comply, landlords must have robust emergency protocols and rapid-response repair teams.

Failing to address emergencies promptly can result in strict penalties. This requirement reinforces the law’s core purpose: protecting human life and wellbeing.

When does Awaab’s Law come into effect?

As the government works to raise standards across social housing, Awaab’s Law is being introduced gradually to ensure the new requirements are implemented smoothly and effectively.

The introduction of Awaab’s Law is split into three stages:

• Phase 1 (2025): Begins with strict timeframes for identifying and repairing damp and mould problems.
• Phase 2 (2026): Expands to include other key emergency repairs such as heating, electrical safety, fire risks, explosions and hygiene hazards.
• Phase 3 (2027): Covers the remaining significant housing safety risks to ensure properties are kept in a safe, healthy condition.