Awaab's Law: What Private Landlords Need to Know in 2026

Awaab's Law is the most significant change to damp and mould regulation in the UK rental sector in decades. Named after two-year-old Awaab Ishak, who died in 2020 from a respiratory condition caused by mould in his family's housing association flat in Rochdale, the legislation sets strict timescales for landlords to investigate and fix damp and mould hazards.

If you're a landlord or letting agent, you need to understand what this means for you, even if you're in the private sector. Here's a straightforward breakdown.

What is Awaab's Law?

Awaab's Law is an amendment to the Social Housing (Regulation) Act 2023. It requires social housing landlords to meet strict timescales when responding to reports of damp, mould, and other health hazards. The core requirements are:

Does Awaab's Law apply to private landlords?

As of April 2026, Awaab's Law formally applies to registered social housing providers. However, the government has made clear that it intends to extend equivalent requirements to the private rental sector. The Renters' Reform Bill includes provisions to strengthen private sector enforcement around damp and mould.

In practice, private landlords are already expected to meet similar standards. The Housing Health and Safety Rating System (HHSRS) classifies damp and mould as a Category 1 hazard where it poses a serious risk to health. Local authorities already have the power to issue improvement notices and prohibition orders against private landlords who fail to address damp and mould.

What should private landlords do now?

Whether or not the law formally applies to you today, adopting these standards is the safest approach:

The role of HHSRS

The Housing Health and Safety Rating System is the framework local authorities use to assess hazards in residential properties. Damp and mould growth are assessed under Category 1 (most serious) or Category 2 hazards depending on severity.

A Category 1 hazard triggers a duty on the local authority to take enforcement action. This can include improvement notices, prohibition orders, emergency remedial action, and in serious cases, prosecution. Fines for non-compliance can reach £30,000 per offence, and persistent offenders can face criminal charges.

Common mistakes landlords make

• Blaming tenants for condensation without investigating the root cause
• Applying mould wash without addressing the underlying damp problem
• Failing to respond to tenant reports in writing
• Not documenting inspections and remedial work
• Treating mould as a cosmetic issue rather than a health hazard
• Waiting for a formal complaint before taking action

How we can help

We carry out HHSRS-compliant damp and mould surveys across Lincoln and Lincolnshire. Each survey includes thermal imaging, moisture analysis, mould classification, and a detailed written report with recommendations. If remediation is needed, we handle everything from mould treatment to ventilation improvements, replastering, and redecorating, all through our in-house team.

Our surveys start from £100 and are typically completed within 48 hours of instruction. For landlords and letting agents who need to demonstrate compliance, our reports provide the documentation you need to satisfy local authority requirements.