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.
This is a guide, not legal advice
Awaab's Law enforcement varies by local authority and the specific hazard category. Speak to your solicitor or housing specialist before relying on a particular interpretation. Happy to recommend specialists we've worked with in Lincoln and Lincolnshire.
Ask us for a recommendationStatutory timescales
The Awaab's Law Clock
- 01
Day 1
Tenant reports
A written or verbal hazard report from the tenant starts the clock. Acknowledge it in writing the same day where you can.
- 02
By Day 14
Investigate
Acknowledge within 14 calendar days, plus investigate and provide a written response within 14 days of that acknowledgement.
- 03
By Day 21
Start the repair
Begin remediation within 7 days of the investigation completing, for serious hazards rated Category 1 under HHSRS.
- 04
24 hrs
Emergency
If there is an imminent risk to health, emergency repairs must begin within 24 hours regardless of the standard timetable.
What is Awaab's Law?
The trigger
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:
Key timescales
- Acknowledge a hazard report within 14 calendar days
- Investigate and provide a written response within 14 days of acknowledgement
- Begin remediation within 7 days of investigation (for serious hazards)
- Complete emergency repairs within 24 hours where there is an imminent risk to health
- Provide temporary alternative accommodation if the property is uninhabitable
Why it matters
The coroner's report into Awaab Ishak's death found that the housing association had been aware of the mould problem for years but failed to take effective action. Awaab's Law exists to prevent this from happening again.
Does Awaab's Law apply to private landlords?
Private sector exposure
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.
Don't wait for formal extension
Local authorities are already using Awaab's Law timescales as a benchmark when assessing private landlord responses. If you're served an improvement notice and can't demonstrate you acted promptly, you're at risk of prosecution and civil penalties of up to £30,000.
What should private landlords do now?
Operational standard
Whether or not the law formally applies to you today, adopting these standards is the safest approach:
Action plan for private landlords
- Take every tenant report of damp or mould seriously. Respond in writing within 14 days.
- Commission a professional damp and mould survey if the cause isn't immediately obvious
- Fix the root cause (ventilation, structural defect, plumbing leak), not just the symptoms
- Document everything: reports, inspections, remediation, and follow-up
- Keep photographic evidence of condition before and after any work
- Consider proactive inspections at mid-tenancy or annual intervals
Sister brand: The Damp & Mould Man
HHSRS-scored damp and mould surveys, thermal imaging, written reports that satisfy the Housing Ombudsman evidence standard, and full in-house remediation, all handled by our sister brand The Damp & Mould Man. Reports are typically delivered within 48 hours of the survey, so you stay inside the 14-day Awaab's Law window from day one.
Visit The Damp & Mould ManWorked example, Helen's Awaab's Law response
Helen lets a 2-bed terrace in Lincoln. On 1 November 2026 her tenant Emma emails: black mould around the bathroom extractor fan and damp patches in the bedroom. Helen acknowledges the same day, books a survey with The Damp & Mould Man for 8 November, receives the written report on 12 November confirming a faulty extractor plus a roof penetration. Remedial work starts 19 November (within 7 days of the report). Total elapsed: 19 days, well inside the statutory window. Documentation on file: Emma's email, the survey report, contractor invoices, before-and-after photos. If Emma later escalates to the Housing Ombudsman, Helen's file does the talking.
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
Where it goes wrong
- 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
Worked example, when 'blame the tenant' backfires
James lets a 1-bed flat in Lincoln city centre. Tenant Priya reports black mould on the bedroom wall. James replies that it's a condensation problem caused by drying clothes inside, and tells her to ventilate more. Priya escalates to the local authority who serve an HHSRS Category 1 improvement notice. The inspecting officer finds an unventilated bathroom and a bridged cavity, both landlord-side issues. James gets a civil penalty of £8,000, plus he has to do the works anyway. Lesson: investigate first, conclude later. Even if condensation is the cause, you'd need a survey to evidence it.
£30k
max civil penalty for failing to address damp and mould
HHSRS enforcement
24 hrs
emergency repair window for imminent health risk
Awaab's Law
14 days
to acknowledge report and begin investigation
Awaab's Law
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.
LWR Group
Property Services · Lincoln & Lincolnshire
