Awaab's Law: A Complete Guide for Private Landlords

Awaab’s Law gives tenants enforceable deadlines for damp and mould repairs. Private landlords must now investigate reports within 14 days, start remedial work within 7 days of confirming a hazard, complete emergencies within 24 hours, and provide alternative accommodation within 7 days if a home is unfit.

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1. Overview: Why Awaab’s Law Matters to Private Landlords

Awaab’s Law is the most significant tightening of landlord repair obligations in decades. It turns what were previously general duties to keep a property in repair and fit for human habitation into time-bound, enforceable obligations with serious financial and legal consequences for delay.

The law is named after Awaab Ishak, a two-year-old who died in 2020 after prolonged exposure to black mould in social housing. The inquest found that the landlord had received repeated complaints but failed to act adequately. Public and political pressure led to the Social Housing (Regulation) Act 2023, which first introduced Awaab’s Law for social landlords and has now been extended to the private rented sector.

For private landlords, the key change is not what you must fix – damp and mould were already hazards under existing law – but how quickly you must act and how clearly you must evidence that you have complied.

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2. What Is Awaab’s Law in Legal Terms?

Awaab’s Law is a legal framework that:

• Treats damp and mould as hazards that must be investigated and remedied within fixed time limits once reported by a tenant.
• Applies to residential landlords, including private landlords, not just social housing providers.
• Sits alongside existing legislation, including:
  • Landlord and Tenant Act 1985 (section 11 repairing obligations)
  • Homes (Fitness for Human Habitation) Act 2018
  • Housing Health and Safety Rating System (HHSRS) under the Housing Act 2004

Under HHSRS, damp and mould growth is already a recognised hazard. Awaab’s Law does not change the definition of the hazard; it adds strict timescales and enforcement teeth.

The central principle is simple: once a tenant reports damp or mould, you must respond within the law’s deadlines. Delay is now a legal risk in itself.

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3. Does Awaab’s Law Apply to Private Landlords?

Yes. Awaab’s Law requirements now apply to private landlords as well as social landlords.

Even before this extension, private landlords already had to:

• Keep the structure and exterior in repair (Landlord and Tenant Act 1985)
• Ensure the property is fit for human habitation throughout the tenancy (Homes Act 2018)
• Avoid or remedy Category 1 hazards under HHSRS, including damp and mould

What Awaab’s Law adds is:

• Specific timeframes for investigation and remedial action
• Clearer grounds for Rent Repayment Orders and civil penalties where landlords fail to act promptly
• Stronger expectations on record-keeping, contractor instruction, and tenant communication

If you let out residential property, you should work on the basis that Awaab’s Law applies to you and adjust your processes accordingly.

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4. Legal Timescales Under Awaab’s Law

Awaab’s Law introduces strict deadlines once a tenant reports damp or mould.

4.1 Key Time Limits

• Investigation:
  • You must investigate the reported damp or mould hazard within 14 days of the tenant’s report.
  • This means arranging and carrying out an inspection, not just acknowledging the complaint.
• Starting remedial work:
  • Once you have confirmed there is a hazard, you must begin remedial work within 7 days.
  • “Begin” means actual works starting on site, not just booking a contractor for a later date.
• Emergency repairs:
  • If the situation is an emergency (for example, severe water ingress, electrical danger, or immediate health risk), you must complete emergency repairs within 24 hours.
• Alternative accommodation:
  • If the property is unfit to occupy due to damp or mould, you must arrange suitable alternative accommodation within 7 days.

4.2 What Counts as “Investigation”?

A compliant investigation typically includes:

• Logging the tenant’s report with a date and time stamp
• Contacting the tenant to clarify symptoms and locations of damp or mould
• Arranging a physical inspection of the affected areas
• Where appropriate, instructing a qualified damp and mould specialist to diagnose the cause
• Producing a written record or report of findings

Simply telling a tenant to “open windows more” or “wipe the mould off” without inspection is unlikely to meet the legal standard.

4.3 Why You Need a Pre-Agreed Process

The 14-day investigation window is short. You cannot wait until a report comes in and then start looking for a contractor. To comply, you should:

• Have a written procedure for handling damp and mould reports
• Maintain an up-to-date list of contractors who can attend within the required timescales
• Ensure your agents and staff understand the deadlines and escalation routes

If you don’t already have a specialist, you can find a PCA-accredited mould and damp specialist near you on MouldPros and build your network before a problem arises.

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5. What Counts as Damp and Mould Under Awaab’s Law?

Awaab’s Law does not set a minimum severity threshold. Any tenant report of hazardous damp or mould must be taken seriously and handled within the legal timeframes.

5.1 Common Types of Damp and Mould

1. Condensation mould
   • Caused when moisture-laden air meets cold surfaces, leading to condensation.
   • Typical locations:
     • External walls
     • Window reveals and sills
     • Corners of rooms
     • Behind furniture, especially on external walls