Awaab's Law mould landlords need to know about: since 27 October 2025, social landlords in England have been operating under legally fixed timescales for investigating and remedying damp and mould. There is no longer any discretion on the pace of response - the law specifies when you must inspect, when you must inform the tenant in writing, and when safety works must be complete. For private landlords, the same duty is coming under the Renters' Rights Act 2025, with the precise start date for the private rented sector still being confirmed.
This guide explains where the law stands right now, what the timescales actually require in practice, and what both social and private landlords should be doing. This is general guidance, not legal advice - if you are dealing with a formal enforcement notice or a disrepair claim, take advice on your specific situation.
What is Awaab's Law?
Awaab's Law is named after Awaab Ishak, a two-year-old child who died in December 2020 from a respiratory condition caused by prolonged exposure to black mould in his family's social housing flat. The subsequent inquest found that the mould was never properly investigated or remedied despite repeated reports by his parents. Parliament responded by introducing fixed response duties for landlords, named in his memory.
The law was enacted as an amendment to the Social Housing (Regulation) Act 2023 and came into force for the social rented sector on 27 October 2025. It replaces the previous position - where landlords could take what they considered a reasonable time - with enforceable deadlines that run from the moment a landlord becomes aware of a hazard.
Which landlords does it apply to right now?
As of June 2026, Awaab's Law applies to all registered providers of social housing in England: housing associations, local authority housing departments, and arm's-length management organisations (ALMOs). If you manage stock in any of these categories, you are already operating under the law.
It does not yet apply to private landlords. However, the Renters' Rights Act 2025 gives the Secretary of State the power to extend Awaab's Law to the private rented sector, and that extension is expected. The precise commencement date for private landlords has not been confirmed and remains subject to consultation - check the current government guidance before relying on a specific date.
The timescales: what does the law actually require?
The Phase 1 regulations - in force since 27 October 2025 - cover damp and mould hazards that present a significant risk of harm to tenants. The deadlines are fixed from the point the landlord becomes aware of the hazard:
- Emergency hazard: make the property safe within 24 hours of becoming aware of it.
- Significant damp and mould hazard (not an emergency): investigate within 10 working days, provide the tenant with a written summary of the investigation findings within 3 working days of completing the investigation, and carry out all necessary safety works within 5 working days of that investigation.
- All works must be completed and the landlord must check that the hazard has been resolved.
What counts as a significant hazard?
A damp and mould hazard is 'significant' under the regulations where it presents a significant risk to the health or safety of the occupants. The Housing Health and Safety Rating System (HHSRS) - which underpins housing hazard assessment across both sectors - classifies damp and mould as a Category 1 hazard when it poses a serious and immediate risk.
In practice, treating any mould report as potentially significant is the right approach. Dismissing a report without investigation is the high-risk position: if the hazard turns out to be serious and you delayed, you have breached the duty. If the investigation shows it is minor, you have documented that finding and demonstrated that you took the report seriously.
For context on why damp and mould is treated as a serious health hazard, see our guide on the health risks of mould in a home.
The 2026 and 2027 expansions for social landlords
Awaab's Law is expanding beyond damp and mould. The current timetable for social landlords is:
- From October 2026: regulations expected to extend to a wider range of significant hazards in social housing, including excess cold and excess heat, falls, structural collapse, and fire and electrical hazards.
- From 2027: the intention is to extend coverage to all remaining HHSRS hazards in social housing - except overcrowding - where they present a significant risk of harm.
- Private rented sector: extension under the Renters' Rights Act 2025 is expected but the commencement date is not yet confirmed. Consult current government guidance for the most up-to-date position.
What private landlords should do right now
Even before Awaab's Law formally applies to private landlords, the duty to act on damp and mould is already well established. Several overlapping obligations apply today:
- Section 11, Landlord and Tenant Act 1985: landlords must keep the structure, exterior, and essential installations in repair. A leak, failed render, or broken ventilation feeding mould falls squarely within this duty.
- Homes (Fitness for Human Habitation) Act 2018: rental properties must be fit to live in throughout the tenancy. Serious damp and mould can make a property unfit.
- HHSRS and council enforcement: local authorities can inspect and serve improvement notices where damp or mould presents a significant risk, using the same hazard standard as Awaab's Law.
- Private Rented Sector Ombudsman: under the Renters' Rights Act 2025, private landlords must join the new ombudsman scheme. The ombudsman can investigate complaints and order landlords to carry out remedial work.
How to respond to a mould report - the practical steps
Whether you are a social landlord working to current legal deadlines or a private landlord preparing for the extension, the operational steps are the same. Getting the process right protects the tenant and protects you if a complaint or claim follows.
- Acknowledge the report in writing immediately, with a date. Create a record from the moment you are made aware.
- Inspect the property promptly. Do not just note the visible mould - identify the moisture source behind it. Condensation, a leak, penetrating damp, and rising damp each need a different fix. See our guide on [what causes mould in a house](/what-causes-mould-in-a-house) to understand the causes.
- Record your inspection findings in writing and share a summary with the tenant.
- Treat the mould properly - a professional-grade fungicidal wash applied at depth, not a coat of paint over the surface.
- Fix the moisture source: a working extractor fan, a repaired leak, improved ventilation, or damp proofing depending on the cause.
- Document all works with dates and photographs.
- Follow up to confirm the hazard has been resolved.
Why the paper trail matters as much as the treatment
Under Awaab's Law - and under the existing duties on private landlords - the speed of response and the written evidence both matter if a complaint or inspection follows. A landlord who acted quickly and has a clear record of the inspection findings, the works carried out, and a follow-up check is in a fundamentally different position from one who had a surface clean done and assumed the problem was resolved.
We work with social landlords, housing associations, letting agents, and private landlords across London and the South of England. Every mould job we complete comes with a written summary of findings and works - the documented response the law expects. Our 12-month mould guarantee means you are covered if the problem returns within the year. We have completed over 8,500 jobs, hold Constructionline Gold accreditation, and are fully insured.
A photo on WhatsApp is the fastest way to get a quote and start a compliant response.
If you need a hand, Simpled Services can help. Call us on 020 4571 7367, message us on WhatsApp at the same number (020 4571 7367), or email hello@simpledservices.co.uk and we will take it from there.