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. For private rentals, the government opened a consultation on 9 October 2026, closing 18 December 2026, which names 2027 as the earliest feasible start. No date is confirmed yet.
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Get free quotesWhat 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 is consulting until 18 December 2026 on the timeframes and start date for private rentals.
Social housing landlords
In force nowAll 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 setNot yet in force. The Renters' Rights Act 2025 provides for extending Awaab's Law to private rentals. The government's consultation, published 9 October 2026 and open until 18 December 2026, sets out options for the timeframes and names 2027 as the earliest feasible start. No date is confirmed.
Estate agents & managing agents
Shared responsibilityAgents 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 fullyHMOs are privately rented homes, so they would be covered by the private rental extension. The timeframes for private landlords are still under consultation.
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.
The Phased Rollout for Social Housing
Direct answer
Awaab's Law reaches social housing in phases. Phase 1 — in force for social housing since 27 October 2025 (emergency hazards, and significant damp and mould). Phase 2 — comes into force for social housing on 30 November 2026, subject to Parliament approving the regulations, adding excess cold, excess heat, falls, structural collapse, fire and explosion, electrical hazards and domestic hygiene. Phase 3 will extend to the remaining HHSRS hazards except overcrowding, on a date still to be confirmed.
Phase 1
27 October 2025
Since 27 October 2025, social landlords in England must investigate and make safe emergency hazards within 24 hours, and investigate significant damp and mould within 10 working days, with fixed follow-on deadlines for the written summary and safety works.
Phase 2
30 November 2026
From 30 November 2026, the same investigation and repair timeframes extend to excess cold, excess heat, falls, structural collapse, fire and explosion, electrical hazards and domestic hygiene. Excess cold in particular overlaps directly with condensation and mould — they are frequently the same building defect (poor insulation, inadequate heating, inadequate ventilation) seen from two angles.
Phase 3
date to be confirmed
A third phase will extend Awaab's Law to the remaining Housing Health and Safety Rating System (HHSRS) hazards, with the exception of overcrowding. No commencement date has been confirmed.
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Awaab’s Law in the Private Rented Sector
Direct answer
The Renters' Rights Act 2025 provides for Awaab's Law to be extended to private rented properties in England. The government published its consultation on 9 October 2026; it is open until 18 December 2026, sets out options for the timeframes, and names 2027 as the earliest feasible start. No date is confirmed.
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.
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Get free quotesHow 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.
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. The Renters' Rights Act 2025 provides for extending it to the private rented sector, and the government is consulting until 18 December 2026 on the timeframes and start date. The consultation names 2027 as the earliest feasible start; no date is confirmed.
- 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. Awaab's Law has applied to social housing since October 2025. For private rentals, the consultation published 9 October 2026 (open until 18 December 2026) asks whether it should start in 2027, 2028 or 2029, and says 2027 is the earliest feasible date.
- 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.