Awaab’s Law, damp and mould. How does it affect Landlords & Tenants?

Awaab’s Law

Damp and mould in homes are not simply cosmetic problems. They can pose serious health risks and, in some cases, life-threatening consequences.

In response to a tragic case that shocked the UK, new legislation known as Awaab’s Law has been introduced to ensure landlords take damp and mould hazards far more seriously.

This article explains what Awaab’s Law is, why it was introduced, who it affects, and what it means for tenants and homeowners in practice.

Who was Awaab Ishak?

Awaab Ishak was a two-year-old boy living with his family in a social housing property in Rochdale.

The property suffered from severe damp and mould issues for a prolonged period. Despite repeated complaints from the family, the problems were not adequately addressed.

In December 2020, Awaab tragically died after prolonged exposure to mould in the home. A coroner later ruled that exposure to mould was a direct cause of his death.

The case prompted widespread national concern and highlighted serious failings in how housing providers respond to damp and mould complaints.

Why Awaab’s Law was introduced

Following the coroner’s findings and public pressure for reform, the UK Government committed to strengthening protections for tenants living in unsafe housing conditions.

Awaab’s Law was introduced through amendments to the Social Housing (Regulation) Act 2023. The legislation is designed to ensure that social landlords respond quickly and effectively when tenants report hazards such as damp and mould.

The key aim is simple:

No tenant should have to live in a home that risks their health because problems are ignored or delayed.

What are the obligations under Awaab’s Law?

Awaab’s Law introduces clear responsibilities and timeframes for social landlords when tenants report hazards such as damp or mould.

The guidance sets out several important expectations:

• Emergency hazards must be addressed within 24 hours.

• Significant damp and mould hazards must be investigated within 10 working days.

• Once identified, the hazard must be made safe within 5 working days.

• If the property cannot be made safe within that timeframe, the landlord must offer the tenant suitable alternative accommodation until the issue is resolved.

Landlords are also required to keep tenants informed. Once an investigation has been completed, the landlord must provide a written summary of the findings and planned actions within 3 working days.

These timeframes are designed to prevent situations where tenants report serious issues but receive little or no meaningful response.

Who does Awaab’s Law affect?

Awaab’s Law primarily applies to social housing providers, including:

➡️ Housing associations

➡️ Local authority housing departments

➡️ Registered social landlords

However, the impact of the law extends beyond social housing. It is raising expectations across the entire housing sector about how damp and mould hazards should be investigated and managed.

The Government recently announced plans to extend these requirements to the private rental sector as part of it's Renters Rights Bill. Although it is still in the very early stages, Awaab's Law will change how you let so it's important Landlords prepare now.

What does this mean for landlords and tenants in reality?

In practical terms, tenants should now expect a much more structured response when damp or mould issues are reported.

If your tenant reports a problem, you must:

✅ Investigate the issue within the defined timeframes

✅ Keep them informed about what action is being taken

✅ Provide written confirmation of findings and next steps

If the issue is not resolved or your tenant is unhappy with the response, your tenant has several routes available:

✅ To submit a formal complaint through your landlord’s complaints process.

✅ If they remain dissatisfied, they can escalate the complaint to the Housing Ombudsman.

✅ Tenants can also pursue the Pre-Action Protocol for Housing Conditions Claims, which is a legal process designed to help tenants and landlords resolve housing condition issues before court proceedings become necessary.

Why proper diagnosis matters

Damp and mould can occur for several different reasons, including:

➡️ Condensation and ventilation issues

➡️ Lifestyle related causes of the property occupants

➡️ Building defects

➡️ Thermal bridging and heat loss

➡️ Plumbing leaks

➡️ Rising damp or water ingress

Without proper investigation, the underlying cause may never be resolved.

Simply cleaning mould or repainting affected areas may temporarily hide the problem, but if the cause remains, the issue will often return.

How homeperform can help

At homeperform, we provide independent damp and moisture investigations designed to identify the true cause of the problem, not just the visible symptoms.

Our surveys combine building knowledge, moisture diagnostics and ventilation expertise to produce clear, evidence-based reporting.

Our surveys can help:

✅ Tenants understand the cause of damp or mould in their home

✅ Landlords and housing providers obtain independent practical evidence

✅ Managing agents and housing associations investigate moisture-related complaints

✅ Support discussions, remediation plans or formal complaints with evidence led reporting

Following the survey, you will receive a clear explanation of the findings, supporting evidence and practical recommendations and suggested remedies to resolve or reduce the damp problem.

A step toward healthier homes

Awaab’s Law represents an important step toward improving housing standards and ensuring that damp and mould hazards are treated as serious health issues.

At its heart is a simple principle: Everyone deserves to live in a safe and healthy home.

If you are experiencing damp, mould or condensation issues and want independent advice, a professional damp or ventilation survey can help identify the root cause and provide a clear path toward resolving the problem.

Get in touch for a FREE, NO OBLIGATION chat or make an enquiry today.

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