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?

Yes. Awaab's Law is being extended to the private rented sector through the Renters' Rights Bill. Once enacted, all private landlords in England will be required to investigate and remedy damp and mould hazards within the same legal timeframes that currently apply to social housing landlords.

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?

Awaab's Law is expected to come into force for the private rented sector following the passage of the Renters' Rights Bill. The government has indicated this will apply to all new and existing private tenancies. Always check GOV.UK for the latest confirmed implementation dates.

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?

Yes. Awaab's Law is being extended to the private rented sector through the Renters' Rights Bill. Once enacted, all private landlords in England will be required to investigate and remedy damp and mould hazards within the same legal timeframes that currently apply to social housing landlords.

What are the timeframes under Awaab's Law?

Landlords must begin investigating emergency hazards within 24 hours, complete emergency repairs within 48 hours, investigate all other damp/mould reports within 14 days, and complete non-urgent repairs within 7 weeks of a report being made.

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?

Awaab's Law is expected to come into force for the private rented sector following the passage of the Renters' Rights Bill. Always check GOV.UK for the latest confirmed implementation dates as the legislation is still progressing through Parliament.

Legislation update — applies to private landlords

Awaab’s Law: Complete Guide for Landlords & Estate Agents [2025]

Q: What are the timeframes under Awaab's Law?

Under Awaab's Law, landlords must: begin investigating emergency hazards within 24 hours; complete emergency repairs within 48 hours; investigate all other damp/mould reports within 14 days; and complete non-urgent repairs within 7 weeks of a report being made.

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

Summary

Awaab's Law requires UK landlords to investigate and fix damp and mould hazards within strict legal timeframes — 24 hours for emergencies, 14 days to investigate routine reports, and 7 weeks to complete repairs. It currently applies to social housing and is being extended to all private rented properties.

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. It is being extended to all private landlords through the Renters' Rights Bill — meaning every landlord who lets a property in England will be legally bound by its requirements.

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

Coming soon

The Renters' Rights Bill will extend Awaab's Law to all private rented properties in England. This includes buy-to-let landlords, accidental landlords, and corporate landlords.

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 begin investigating emergency damp and mould hazards within 24 hours, complete emergency repairs within 48 hours, investigate all other reports within 14 days, and complete all remediation works within 7 weeks of the original report.

24 hours

Emergency hazards reported

Begin investigation. Take immediate steps to make safe.

48 hours

After emergency investigation

Complete all emergency repair works.

14 days

Routine damp/mould report

Complete full investigation and provide written report to tenant.

7 weeks

After routine investigation

Complete all remediation and repair works.

Read the full timeframes guide →

Awaab’s Law in the Private Rented Sector

Direct answer

The Renters' Rights Bill will extend Awaab's Law to all private rented properties in England. Once enacted, private landlords will face the same legal timeframes as social housing landlords — with the same penalties for non-compliance. The government has confirmed this extension as a priority.

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 14 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?: Yes. Awaab's Law is being extended to the private rented sector through the Renters' Rights Bill. Once enacted, all private landlords in England will be required to investigate and remedy damp and mould hazards within the same legal timeframes that currently apply to social housing landlords.
What are the timeframes under Awaab's Law?: Landlords must begin investigating emergency hazards within 24 hours, complete emergency repairs within 48 hours, investigate all other damp/mould reports within 14 days, and complete non-urgent repairs within 7 weeks of a report being made.
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?: Awaab's Law is expected to come into force for the private rented sector following the passage of the Renters' Rights Bill. Always check GOV.UK for the latest confirmed implementation dates as the legislation is still progressing through Parliament.