How Does Awaab’s Law Housing Rules Protect Tenants From Damp and Mould?

Is your home really safe if damp and mould are ignored? For many social housing tenants, this was a serious problem for years. Awaab’s Law was introduced to make sure landlords take health risks seriously and act on time. This law sets clear deadlines for fixing dangerous conditions, including damp and mould. 

EA Guaranteed Rent supports landlords by helping them meet these legal duties while ensuring properties remain safe and well-managed. As a result, tenant health is protected, and safety standards across social housing continue to improve.

What is Awaab’s Law?

Awaab’s Law, introduced by Angela Rayner on 27 October 2025, is a UK housing law that makes social homes safer. It addresses serious hazards such as damp and mould, which can cause asthma, infections, and other health problems. It protects tenants from dangers like damp and mould, which can cause asthma, infections, and other health problems. The law ensures homes meet proper safety standards so families can live safely. The UK passed the law in July 2023, applying it to all social housing in England, which covers around 1.3 million dwellings. 

In 2023 to 24, about 5% of these homes had issues with damp or mould in one or more rooms. The tragedy of 2020, when two-year-old Awaab Ishak died after prolonged exposure to mould in his Rochdale home.  So it requires landlords to inspect hazards within 10 days and fix the property promptly to protect tenant health. 

Who Does Awaab’s Law Apply To?

It clearly defines who must follow the rules and who is protected.

Social Housing Landlords

This Law impacts all social landlords that are registered across UK. This includes local councils, housing associations, and other approved social housing providers. Private landlords still follow general housing safety rules, but the law specifically targets social housing landlords.

Social Housing Tenants

The law protects tenants living in social housing, including council and housing association homes. Tenants now have legal rights to report hazards like damp and mould. This ensures landlords act quickly to keep homes safe and healthy for residents.

Requirements of Awaab’s Law on Social Landlords

Under this Law, social landlords have clear duties to keep tenants safe. Here are the main requirements explained simply:

Handle Emergency Hazards 

Landlords must check for any possible emergency hazards and, if confirmed, fix them as soon as possible. Both investigation and repair should happen within 24 hours of knowing about the hazard.

Investigate Significant Hazards

For serious but non-emergency issues, landlords must investigate within 10 working days of being informed.

Share Investigation Findings

Landlords must provide their tenants with a written report of findings within 3 working days from the end of the investigation.

Fix Significant Hazards

If a significant hazard is confirmed, landlords must carry out the necessary repairs within 5 working days of completing the investigation.

Start Preventive Work

Landlords should start taking action to eliminate the hazard from occurring again within five working days of the investigation. If it hasn’t started after 5 days, it has to start as soon as possible and physically kick within 12 weeks.

Complete Preventative Work

All supplementary or preventative work should be finished within a reasonable time to make the property safe.

Provide Alternative Accommodation

If the repair cannot be done on time, landlords offer suitable alternative accommodation for the tenants, at the landlord’s cost.

Keep Tenants Updated

Landlords must update tenants regularly and give guidance on how to stay safe while work is being done.

Implementation Phases of Awaab Ishak Law

This Law is being rolled out in phases to tackle housing hazards step by step. This ensures landlords can fix the most serious issues first, while other risks are addressed later.

Enforcement of Awaab’s Law

Awaabs Law gives tenants multiple ways to ensure landlords fix hazards like damp and mould. Tenants can resolve issues through complaints, the Housing Ombudsman, or court action if needed. Following these steps can save time and lower stress levels for both tenants and landlords.

Social Landlord Complaint Procedure

Tenants should first try the social landlord’s complaints procedure to resolve problems quickly. Achieving a proper mediation outcome can save both money and time compared to going straight to court. Landlords are encouraged to follow formal rules to handle complaints properly.

Housing Ombudsman Service

If the landlord doesn’t respond, tenants can contact the Housing Ombudsman. The Ombudsman investigates complaints independently and ensures landlords follow Awaabs Law. It also checks whether landlords met deadlines and handled complaints fairly.

Pre-Court Action

Before going to court, tenants can use the Pre-Action Protocol to exchange information with landlords. This helps solve issues quickly and ensures repairs happen without unnecessary delays. The protocol encourages communication and early resolution.

Courts

Tenants can take legal action if landlords fail to comply with the law. Courts can order repairs, award compensation, or cover legal costs. Court action is considered a last resort after other complaint methods have been tried.

The Regulator of Social Housing

The Regulator decides the strategy for landlords and sees that they continue to supply safe and decent housing. It doesn’t handle individual complaints but can take action if landlords fail to meet health, safety, or repair requirements. Compliance with Awaab’s Law supports these standards.

Responsibilities of Awaab’s Law 

Here are some responsibilities that you should follow :

• Social landlords must fully comply with Awab Law once it is enforced. Any delay in action will not be accepted.
• Landlords must investigate emergency hazards such as damp and mould within the required legal timeframe.
• Action must start immediately after the landlord becomes aware of the reported hazard.
• The legal timeframe starts from the date the tenant reports the issue, not when the third party inspects it.
• Emergency hazards must be repaired within 24 hours.
• Significant (non-emergency) hazards must be fixed within 5 days.
• If repairs cannot be completed on time, the landlord must provide suitable alternative accommodation.

Hazards Under Awaab’s Law 2025?

Here are some two types  of Hazard that covered under Awaab’s Law UK that are given below:

Types of Investigations Under Awaab’s Law

There are four main types of investigations under Awaab Law to identify hazards and begin repairs.

Standard Investigation

This investigation is done when a possible hazard is reported or suspected in a home. Its purpose is to find the problem and decide what repairs are needed to keep the property safe. It must be completed within 10 days of the issue being reported. The inspection can be done remotely or on-site, depending on the tenant’s needs.

Renewed Investigation

A renewed investigation happens when a tenant requests an in-person inspection after a remote check. For significant hazards, it must be completed within 10 days. In emergency cases, tenants can request this if the first investigation failed to identify an urgent repair.

Emergency Investigation

This investigation is carried out within 2 hours of reporting if the landlord believes there is an emergency hazard, such as serious electrical faults or major water leaks. It is used to identify the danger and the immediate repairs needed quickly, and can be done remotely.

Further Investigation

Further investigations are required when the main cause of the hazard is not clear after the first inspection. These must be carried out as soon as possible to prevent the problem from happening again. The landlord must still start initial repairs even if further checks are ongoing.

Landlord’s Obligations Under UK Social Housing Law

Under this law, landlords must:

1. Investigate Health Hazards

Landlords must investigate any reported health hazards within the legally fixed timeframe after being informed by the tenant.

2. Complete Repairs After Investigation

Once the investigation is completed, landlords must carry out the required repair work within the specified period.

3. Meet Legal Repair Deadlines

Repairs must be completed within the legally defined timeframe, unless there are exceptional circumstances.

4. Provide Written Updates to Tenants

Landlords must give tenants a written statement explaining the findings, actions taken, and repair timelines.

5. Ensure Fast Response From Teams

Landlords must ensure that property management teams or contractors respond quickly to reported issues.

6. Maintain Clear Communication

Landlords must clearly inform tenants about how to report problems and the timescales for action.

Identifying Signs of Damp, Mould, and Cold

Damp:
Musty smells, peeling wallpaper, and black marks or stains on walls or ceilings.

Mould:
Green, black, or white patches on walls, windows, or ceilings, especially in bathrooms and kitchens.

Excess Cold:
Ongoing low indoor temperatures, especially below 18°C, and high heating bills due to poor insulation.

What Should Tenants and Housing Providers Do?

Final Thoughts

Awaab’s Law protects tenants from dangerous housing conditions, which include dampness, mould, and cold temperatures. The law establishes specific obligations which social landlords must fulfil to provide appropriate maintenance services. The law establishes investigation and repair time limits that protect people from dangerous health effects. Overall, Awaab’s Law strengthens tenant safety and improves housing standards across social housing.

Frequently Asked Questions