Awaab's Law for Private Landlords
From October 2026, Awaab's Law extends to the private rented sector. Landlords will face legally binding deadlines to investigate and fix damp and mould — or risk penalties of up to £40,000 and tenant compensation claims.
What is Awaab's Law?
Awaab's Law is named after Awaab Ishak, a two-year-old boy who died in 2020 from a respiratory condition caused by prolonged exposure to mould in his family's social housing flat. His death exposed how slowly damp and mould complaints were being handled — and led to a change in the law.
The law introduces fixed, legally binding timescales for landlords to investigate and fix damp, mould, and other prescribed hazards. It applied to social housing first. Through the Renters' Rights Act 2025, it extends to the private rented sector from October 2026 — bringing every private landlord in England under the same deadlines.
The three timescales
Once a tenant reports damp or mould, the clock starts. Three deadlines apply:
Investigate the report
From the date a tenant reports damp or mould, you have 14 days to investigate the cause and provide the tenant with a written summary of your findings.
Begin the repairs
Once the investigation identifies a hazard, you must begin the necessary repair works within 7 days of completing the investigation.
Imminent risks
Where the damp or mould poses an imminent risk to the tenant's health or safety, you must investigate and make the hazard safe within 24 hours.
What it means for your penalties exposure
Missing any of these timescales is an enforceable breach of the tenancy agreement. Local authorities can issue civil penalties — indicatively from around £7,000 for an initial breach up to £40,000 for serious cases. Tenants can also take a landlord to court for breach of contract; a court can order the repairs to be carried out and award compensation. Damp and mould are also Category 1 hazards under the Housing Health and Safety Rating System, so a council can act independently of Awaab's Law as well.
What landlords should do now
- 1
Set up a clear, logged way for tenants to report damp or mould — the report date is what starts the statutory clock.
- 2
Commission proactive damp and mould surveys, especially on older, converted, or previously affected properties.
- 3
Improve ventilation — fit working extractor fans in kitchens and bathrooms, since condensation is the most common cause.
- 4
Keep dated records of every report, investigation, written summary, and repair, as evidence of compliance.
- 5
Build a relationship with a damp specialist now, so repairs can be scheduled inside the 7-day window when a report lands.
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Check My ReadinessAwaab's Law — Frequently Asked Questions
What is Awaab's Law?
Awaab's Law is named after Awaab Ishak, a two-year-old boy who died in 2020 from a respiratory condition caused by prolonged exposure to mould in his family's social housing flat. The law introduces legally binding timescales requiring landlords to investigate and fix damp, mould, and other hazards. It applied to social housing first, and extends to the private rented sector through the Renters' Rights Act 2025.
When does Awaab's Law apply to private landlords?
Awaab's Law extends to the private rented sector from October 2026. From that date, private landlords in England must meet the same legally binding timescales for damp and mould — and other prescribed hazards — that already apply to social landlords.
What are the Awaab's Law timescales?
There are three. You must investigate a reported hazard within 14 days and give the tenant a written summary of findings. You must begin repairs within 7 days of completing the investigation. And where the hazard is an imminent risk to health or safety, you must investigate and make it safe within 24 hours.
What are the penalties for non-compliance?
Missing an Awaab's Law timescale is an enforceable breach of the tenancy agreement. Local authorities can issue civil penalties — indicatively from around £7,000 for an initial breach up to £40,000 for serious cases. Tenants can also take a landlord to court for breach of contract, and a court can order the work to be done and award compensation.
How is damp and mould treated in law already?
Damp and mould are Category 1 hazards under the Housing Health and Safety Rating System (HHSRS), and landlords already have a duty under the Homes (Fitness for Human Habitation) Act 2018 to keep rented homes free of serious hazards. Awaab's Law adds fixed, enforceable deadlines on top of these existing duties.
How should landlords prepare for Awaab's Law?
Set up a clear, logged way for tenants to report damp or mould — the report date starts the clock. Get proactive damp surveys done now, particularly on older or previously affected properties, so you can fix issues on your own timeline. Improve ventilation, since condensation is the most common cause. And keep dated records of every report, investigation, and repair.