What is Awaab's Law?
Awaab's Law sets strict legal deadlines for investigating and fixing damp, mould and other serious hazards. It already applies to social housing, with phase two starting on 30 November 2026. The government is consulting on extending it to private landlords (closing 18 December 2026), and no start date has been set yet.
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Awaab's Law in Social Housing (in force from 27 October 2025)
| Requirement | Deadline |
|---|---|
| Emergency hazards | Investigate and make safe within 24 hours |
| Significant hazards, including serious damp and mould | Investigate within 10 working days |
| Written findings to the tenant | Within 3 working days of the investigation |
| Start safety work | Within 5 working days of the investigation, or as soon as possible within 12 weeks |
| If the home cannot be made safe in time | Offer suitable alternative accommodation at the landlord's cost |
| Private rented sector | Powers in the Renters' Rights Act 2025; start date not yet set |
Background
Awaab's Law is named after Awaab Ishak, a two-year-old who died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family's housing association flat in Rochdale. The coroner's report in 2022 led to the Social Housing (Regulation) Act 2023, which introduced legal deadlines for social landlords to investigate and fix hazards. The first requirements, covering emergency hazards and damp and mould, took effect on 27 October 2025, with further hazards being brought in over the following years.
Extending It to Private Landlords
The Renters' Rights Act 2025 gives the government power to apply Awaab's Law to privately rented homes by implying the requirements into tenancies. The detail, including the timescales and which hazards are covered, will be set by regulations after consultation, and no start date has yet been fixed. Private landlords should expect requirements similar to those for social housing, which in practice means:
- a reliable way for tenants to report problems, and records of every report;
- prompt inspections and written findings;
- repairs started within short, fixed deadlines;
- contractors who can respond quickly, including for emergencies.
What It Means for Landlords and Sellers
- Properties with a history of damp, condensation or mould are likely to face more scrutiny from tenants, councils and buyers.
- Buyers will ask about reported disrepair and how it was dealt with. Good records support the price; gaps invite deductions.
- Fixing the causes of damp, such as ventilation, insulation and leaks, also helps with the Decent Homes Standard and EPC targets.
- For landlords who self-manage a large portfolio, the response times may be one more reason to review whether to keep, outsource management or sell.
Official Sources and Further Reading
- GOV.UK: Awaab's Law guidance for social landlords
- GOV.UK: Extending Awaab's Law to private rented tenancies (consultation)
- GOV.UK: Guide to the Renters' Rights Act
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
Awaab's Law sets strict legal deadlines for investigating and fixing damp, mould and other serious hazards. It already applies to social housing, with phase two starting on 30 November 2026. The government is consulting on extending it to private landlords (closing 18 December 2026), and no start date has been set yet.
Not yet. The Renters' Rights Act 2025 allows it to be extended to private renting, but the detailed rules and the start date will be set by regulations after consultation.
In social housing, emergency hazards must be made safe within 24 hours and significant hazards such as serious damp and mould investigated within 10 working days, with repairs started promptly after that.
A two-year-old boy who died in December 2020 after prolonged exposure to mould in his family's rented home in Rochdale. The law is named after him.
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