Awaab's Law is legislation requiring landlords to investigate and repair damp and mould hazards within strict legal timeframes. Named after two-year-old Awaab Ishak, who died in 2020 from a respiratory condition caused by mould in a housing association flat, it was introduced by the Social Housing (Regulation) Act 2023 and is being extended to the private rented sector.

Does Awaab's Law apply to private landlords?

Not yet, but it will. The Renters' Rights Act 2025 — now law — commits to extending Awaab's Law to the private rented sector. This is part of a later implementation phase, and the government has said it will consult on the details, including exact timeframes, before it comes into force. There's currently no confirmed start date for private landlords.

What are the timeframes under Awaab's Law?

Under Awaab's Law, landlords must investigate and make safe any emergency hazard within 24 hours. For significant (non-emergency) damp and mould hazards, they must investigate within 10 working days, provide the tenant with written findings within 3 working days of concluding the investigation, and complete safety works within 5 working days of concluding the investigation. Any further preventative work must start within 12 weeks if it can't begin sooner.

What happens if a landlord doesn't comply with Awaab's Law?

Landlords who fail to comply with Awaab's Law face financial penalties, enforcement action from local councils, and potential civil claims from tenants. Serious or repeated breaches can result in rent repayment orders and banning orders preventing landlords from renting out properties.

How does Awaab's Law affect estate agents?

Estate agents managing properties on behalf of landlords share responsibility for ensuring compliance with Awaab's Law. Managing agents must have processes in place to log damp and mould reports, notify landlords immediately, and ensure remediation works are instructed and completed within the legal timeframes.

When does Awaab's Law come into force for private rentals?

No date has been confirmed yet. Awaab's Law has applied to social housing since October 2025. Its extension to private rentals is part of Phase 3 of the Renters' Rights Act 2025's rollout, alongside the Decent Homes Standard, and the government has said it will consult on implementation details first. Check GOV.UK for the latest.

Has the Renters' Rights Bill become law?

Yes. The Renters' Rights Bill received Royal Assent in late 2025 and is now the Renters' Rights Act 2025. Several major reforms — including the abolition of Section 21 'no-fault' evictions and the move to periodic tenancies — took effect on 1 May 2026. The Awaab's Law extension to private rentals is a separate, later phase of the same Act.

Awaab's Law is legislation requiring landlords to investigate and repair damp and mould hazards within strict legal timeframes. Named after two-year-old Awaab Ishak, who died in 2020 from a respiratory condition caused by mould in his home, it was introduced by the Social Housing (Regulation) Act 2023 and is being extended to the private rented sector.

Does Awaab's Law apply to private landlords?

Not yet, but it will. The Renters' Rights Act 2025 — now law — commits to extending Awaab's Law to the private rented sector. This is part of a later implementation phase, and the government has said it will consult on the details, including exact timeframes, before it comes into force. There's currently no confirmed start date for private landlords.

What are the timeframes under Awaab's Law?

Landlords must investigate and make safe any emergency hazard within 24 hours. Significant (non-emergency) damp/mould reports must be investigated within 10 working days, with written findings given to the tenant within 3 working days and safety works completed within 5 working days of the investigation concluding.

What happens if a landlord doesn't comply with Awaab's Law?

Landlords who fail to comply face financial penalties, enforcement action from local councils, and potential civil claims from tenants. Serious or repeated breaches can result in rent repayment orders and banning orders preventing landlords from renting out properties.

How does Awaab's Law affect estate agents?

Estate agents managing properties on behalf of landlords share compliance responsibility. Managing agents must have processes in place to log damp and mould reports, notify landlords immediately, and ensure remediation works are instructed and completed within the legal timeframes.

When does Awaab's Law come into force for private rentals?

No date has been confirmed yet. Awaab's Law has applied to social housing since October 2025. Its extension to private rentals is part of Phase 3 of the Renters' Rights Act 2025's rollout, alongside the Decent Homes Standard, and the government has said it will consult on implementation details first. Check GOV.UK for the latest.

Has the Renters' Rights Bill become law?

Yes. The Renters' Rights Bill received Royal Assent in late 2025 and is now the Renters' Rights Act 2025. Several major reforms — including the abolition of Section 21 'no-fault' evictions and the move to periodic tenancies — took effect on 1 May 2026. The Awaab's Law extension to private rentals is a separate, later phase of the same Act.

In force for social housing since Oct 2025 — Phase 3 extension pending for private rentals. See the timeline →

Awaab’s Law: Complete Guide for Landlords & Estate Agents

Everything you need to know about your legal obligations, the timeframes you must meet, and how to find qualified specialists to stay compliant.

Written by Liam Jagger, MouldPros Editorial Team

Summary

Awaab's Law already requires social landlords to investigate and fix emergency damp and mould hazards within strict timeframes — in force since October 2025. It's being extended to private landlords under the Renters' Rights Act 2025, which received Royal Assent in late 2025. Major reforms took effect from 1 May 2026, but the Awaab's Law extension to private rentals is a later phase, with no confirmed start date yet.

What Is Awaab’s Law?

Direct answer

Awaab's Law is legislation that legally requires landlords to investigate and repair damp and mould hazards within fixed timeframes. Named after Awaab Ishak, a two-year-old who died from mould-related respiratory illness in 2020, it became law via the Social Housing (Regulation) Act 2023.

Before Awaab’s Law, there was no statutory obligation requiring landlords to act within any specific timeframe when tenants reported damp or mould. Landlords could — and often did — delay for months. Awaab’s Law ended that.

The legislation was introduced following the inquest into the death of Awaab Ishak in Rochdale. The coroner found that Awaab died as a result of prolonged exposure to mould in a housing association property, despite his family making repeated complaints to their landlord.

The law mandates a structured response process: acknowledge, investigate, act — all within defined timeframes. Landlords who do not follow this process face enforcement action and financial penalties.

Who Does Awaab’s Law Apply To?

Direct answer

Awaab's Law currently applies to all registered social housing providers in England, where it has been in force since October 2025. It will be extended to private landlords under the Renters' Rights Act 2025 — but this is part of a later implementation phase, and the government has not yet confirmed a start date for private rentals.

Social housing landlords

In force now

All registered providers of social housing in England have been subject to Awaab's Law since it came into force for this sector. Housing associations and local authority landlords must already comply.

Private landlords

Phase 3 — no date set

Not yet in force — phase pending. The Renters' Rights Act 2025 (passed into law) commits to extending Awaab's Law to private rentals. This is scheduled as part of Phase 3 of the Act's rollout. The government has said it will consult on the specific timeframes and commencement date before this takes effect — always check GOV.UK for the latest confirmed date.

Estate agents & managing agents

Shared responsibility

Agents managing properties on behalf of landlords share compliance responsibility. Your processes for logging, escalating, and resolving damp and mould reports must meet the legal standard.

HMO landlords

Applies fully

Houses in multiple occupation (HMOs) are included in the private rental extension. HMO landlords must meet the same timeframes as standard rental properties.

What Are the Legal Timeframes?

Direct answer

Landlords must investigate and make safe any emergency damp or mould hazard within 24 hours. For significant (non-emergency) hazards, they must investigate within 10 working days, give the tenant written findings within 3 working days of concluding the investigation, and complete safety works within 5 working days of concluding the investigation.

24 hours

Emergency hazard reported

Investigate and make the property safe — both within the same 24 hours.

10 working days

Significant (non-emergency) damp/mould report

Complete a full investigation to confirm whether a hazard exists.

3 working days

After the investigation concludes

Provide the tenant with a written summary of findings.

5 working days

After the investigation confirms a hazard

Complete safety works. Start further preventative work, or begin it within 12 weeks if that isn't possible sooner.

Read the full timeframes guide →

Awaab’s Law in the Private Rented Sector

Direct answer

The Renters' Rights Act 2025 will extend Awaab's Law to all private rented properties in England. Private landlords will face the same legal timeframes as social housing landlords — with the same penalties for non-compliance. This is Phase 3 of the Act's rollout — no commencement date for private rentals has been confirmed yet.

The private rented sector accounts for around 4.6 million households in England. Damp and mould are significantly more prevalent in older private rental stock — particularly pre-war terraced housing common in the North, Midlands, and inner London boroughs.

The extension means private landlords will need to fundamentally change how they handle damp and mould complaints. A verbal acknowledgement and a promise to "look into it" will no longer be legally sufficient. Landlords will need to document every report, investigate within 10 working days, and keep written records of all remediation work.

Full guide: Awaab’s Law & the private rented sector →

How to Comply: Find a Qualified Specialist

Meeting Awaab’s Law timeframes requires you to have access to qualified mould and damp specialists who can investigate and complete works quickly. MouldPros lists only manually verified contractors with the qualifications and experience to help you comply.

Find a specialist near you Landlord compliance guide

Frequently Asked Questions About Awaab's Law

What is Awaab's Law?: Awaab's Law is legislation requiring landlords to investigate and repair damp and mould hazards within strict legal timeframes. Named after two-year-old Awaab Ishak, who died in 2020 from a respiratory condition caused by mould in his home, it was introduced by the Social Housing (Regulation) Act 2023 and is being extended to the private rented sector.
Does Awaab's Law apply to private landlords?: Not yet, but it will. The Renters' Rights Act 2025 — now law — commits to extending Awaab's Law to the private rented sector. This is part of a later implementation phase, and the government has said it will consult on the details, including exact timeframes, before it comes into force. There's currently no confirmed start date for private landlords.
What are the timeframes under Awaab's Law?: Landlords must investigate and make safe any emergency hazard within 24 hours. Significant (non-emergency) damp/mould reports must be investigated within 10 working days, with written findings given to the tenant within 3 working days and safety works completed within 5 working days of the investigation concluding.
What happens if a landlord doesn't comply with Awaab's Law?: Landlords who fail to comply face financial penalties, enforcement action from local councils, and potential civil claims from tenants. Serious or repeated breaches can result in rent repayment orders and banning orders preventing landlords from renting out properties.
How does Awaab's Law affect estate agents?: Estate agents managing properties on behalf of landlords share compliance responsibility. Managing agents must have processes in place to log damp and mould reports, notify landlords immediately, and ensure remediation works are instructed and completed within the legal timeframes.
When does Awaab's Law come into force for private rentals?: No date has been confirmed yet. Awaab's Law has applied to social housing since October 2025. Its extension to private rentals is part of Phase 3 of the Renters' Rights Act 2025's rollout, alongside the Decent Homes Standard, and the government has said it will consult on implementation details first. Check GOV.UK for the latest.
Has the Renters' Rights Bill become law?: Yes. The Renters' Rights Bill received Royal Assent in late 2025 and is now the Renters' Rights Act 2025. Several major reforms — including the abolition of Section 21 'no-fault' evictions and the move to periodic tenancies — took effect on 1 May 2026. The Awaab's Law extension to private rentals is a separate, later phase of the same Act.