Awaab's Law 2026: Timescales, Private Landlords and What to Do Now

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.

Awaab's Law has applied to social housing in England since 27 October 2025, under the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. It requires social landlords to meet strict timescales when responding to damp, mould and other health hazards. The core requirements are:

Awaab's Law applies to social housing providers in England. The Renters' Rights Act 2025 allows it to be extended to the private rented sector, but no date has been set and the government has said it will consult first. Private landlords are not yet bound by the Awaab's Law timescales.

That does not mean private landlords can wait. The Housing Health and Safety Rating System (HHSRS) already covers damp and mould, which can be a Category 1 hazard where it poses a serious risk to health. Local authorities can already issue improvement notices and prohibition orders against private landlords who fail to address damp and mould.

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

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.

• 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

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.

A full damp survey with a written report is £300, including VAT, and a standalone HHSRS mould report is £120. The written report gives you a clear record of the findings and the cause, which is the documentation a landlord needs when a tenant raises damp or mould.