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Awaab's Law and damp and mould
Awaab's Law changed how quickly damp and mould reports have to be dealt with in social housing. It followed the death of two-year-old Awaab Ishak in Rochdale in 2020 after prolonged exposure to mould in his family's flat. The rules put fixed deadlines on investigating and acting, so a report can no longer sit unanswered for months.
Who Awaab's Law applies to
It applies to social landlords: councils and housing associations. It was introduced through the Social Housing (Regulation) Act 2023 and works as an implied term in social tenancy agreements, so a tenant can enforce it through the courts.
Private landlords are not directly covered, but they are not off the hook. The Homes (Fitness for Human Habitation) Act already requires a rented home to be free from serious hazards, and councils and tribunals increasingly use Awaab's Law timescales as the benchmark for what counts as a reasonable response.
The timescales that matter
Once a social landlord is made aware of a potential damp and mould hazard, the clock starts. They must investigate within a fixed, short window, put their written findings to the tenant shortly after, and then begin the work needed to make the home safe within a further set period.
Where the hazard presents a significant risk to health or safety and cannot be made safe in time, the landlord must offer suitable alternative accommodation. Timescales have been phased in, so check the current published deadlines with your landlord or your council's housing team before relying on a specific number of days.
The practical effect is simple: an inspection has to happen quickly, the findings have to be in writing, and the tenant has to be told what will be done and when.
What tenants should do
Report it in writing, not just by phone, and keep a copy. An email or the landlord's online portal creates the dated record that starts the clock.
Photograph the affected area with something in shot for scale, and take fresh photos each week so the spread is documented. Note which rooms are affected, whether anyone in the household has asthma or another lung condition, and whether a child or older adult sleeps in the room.
If the landlord misses the deadlines, escalate: first through their formal complaints process, then to the Housing Ombudsman, and to your council's environmental health team where a health risk is involved.
What landlords should do
Log every report with a date, inspect promptly rather than sending a letter about opening windows, and get an independent assessment where the cause is disputed.
Deal with the building defect as well as the growth. Blocked or underpowered extraction, fans ducted into a loft, failed sealant, roof and gutter leaks and cold bridging are the causes we find most often in Yorkshire stone and solid-wall housing.
Keep dated photographs and written inspection findings on file. A cleaning visit is not proof of legal compliance, and no contractor can certify that a property meets a statutory standard.
How we help with damp and mould reports
We inspect the property, identify the likely moisture source, clean the affected surfaces and set out what would reduce the risk of regrowth — usually improved ventilation, insulation, or a protective chemical treatment where the surface allows.
Tell us before booking what documentation you need. We can explain what inspection findings and photographs we are able to provide, but we do not issue certificates or guarantee a particular legal outcome.
Frequently asked
Does Awaab's Law apply to private landlords?
Not directly — it applies to social landlords. Private landlords are still required to keep a home free from serious hazards under the Homes (Fitness for Human Habitation) Act, and its timescales are widely used as the practical benchmark.
How long does a landlord have to fix mould?
Social landlords must investigate a reported damp and mould hazard within a short fixed window, give written findings to the tenant, and start the necessary work within a further set period. The deadlines have been phased in, so confirm the current figures with your landlord or council.
What if my landlord blames condensation on my lifestyle?
Occupancy habits can contribute, but that does not remove the duty to investigate. Adequate extraction and heating must be provided, and the findings should be given to you in writing.
Can I be rehoused while mould is dealt with?
Where a significant health or safety risk cannot be made safe within the required timescale, a social landlord must offer suitable alternative accommodation.
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