Awaab’s Law: A Practical Guide for Housing Associations on Damp, Mould and Your Legal Obligations

Awaab’s Law was implemented following the death of two-year-old Awaab Ishak in December of 2020, due to the prolonged exposure to black mould in the family’s social housing property. An inquest concluded that the housing association had failed to act on repeated complaints about mould and dampness in the home, leading to the creation of Awaab’s Law.

Awaab’s Law requires social landlords in England to investigate and remedy damp and mould hazards within legally enforceable timeframes. It came into force on 27 October 2025 under the Social Housing (Regulation) Act 2023 and has been implemented through amendments to the Homes (Fitness for Human Habitation) Act 2018.

Soon, Awaab’s Law will also be implemented in the private housing sector, where private landlords will be expected to follow the same standards as social housing associations.

What Is Awaab’s Law?

Awaab’s Law requires social landlords in England to investigate and fix damp and related issues within specific timeframes that depend on the urgency of the issue. It covers hazards related to damp and mould, where the landlord is responsible for ensuring a home is mould-free and has proper ventilation.

Currently, the law applies to social housing providers, housing associations, and local councils with housing stock. The core principle is that landlords can’t delay action simply because the cause of damp and mould is unclear, and tenants can now enforce timely remediation.

This law creates a legal obligation, not just best practice guidelines. If a tenant complains to the Housing Ombudsman and the landlord fails to comply with the law, they could be fined or face legal challenges.

Awaab’s Law Timeline and Phased Implementation

As of the 27th of October 2025, social housing landlords were required to follow certain guidance according to Awaab’s Law. While this law has not yet been enforced for private landlords, it has been indicated to come into force at a later date.

Phase 1: Active from 27 October 2025

This first phase applies to emergency hazards, defined as posing an immediate risk to the health or safety of a tenant. Social landlords must attend to an emergency damp or mould hazard within 24 hours, and provide a written report within 3 working days.

Phase 2: Active from 27 October 2025 (non-emergency)

For non-emergency damp and mould hazards, the landlord must start investigating within 10 working days of the initial complaint, provide a report within 3 working days, and start any required repair within 12 weeks. If a repair can’t be completed in that timeframe, landlords must communicate the reason with their tenants and revise the timeline.

Future Phases

The government has confirmed that Awaab’s Law will be extended to cover a broader range of hazards beyond damp and mould in future phases. The law will also extend to private landlords once it becomes part of the Renters’ Rights Act 2025. Landlords of private dwellings should monitor their local council and the official government website and prepare in the meantime.

What Does Awaab’s Law Require Housing Associations to Do?

When a tenant reports an issue in their home, it’s up to the social landlord to decide whether or not it’s an emergency. A case requiring urgency could be a report from a family with young children discovering black mould in their home, or severe damp that is causing structural damage or respiratory issues.

Guidance under Awaab’s Law states that if it is an emergency, the landlord must:

Conduct an emergency investigation within 24 hours to ensure the property is safe.
Provide a written report of the investigation and any actions taken within 3 working days.
Offer alternative accommodation immediately if the property is no longer habitable.

For less serious cases, but still considered hazardous, this could be a report regarding poor ventilation, early-stage damp issues or repetitive condensation. When receiving these reports, the landlord must:

• Investigate the property within 10 working days.
• Create a written summary within 3 working days.
• Start remedial works within 5 working days of the investigation. (If works can’t start within 5 working days, landlords will have a deadline to start remedial works within 12 weeks.)

For any landlord, it’s important to keep a record of any complaints received, the works carried out, and what has been done to address the issue. They must also not attribute damp and mould solely to tenant behaviour without a proper investigation.

Why Is Damp and Mould in Social Housing Harder to Resolve Than It Looks?

A high proportion of tenants in social housing could be considered vulnerable. Whether this is due to economic hardship, age-related needs, or disabilities, most tenants in social housing will require an immediate response to damp and mould reports in their homes.

Older social housing is more susceptible to damp-related issues, including penetrating damp, rising damp, and condensation, which can lead to structural issues if left untreated. Any report regarding these issues must be taken seriously, and it is a landlord’s responsibility under Awaab’s Law to seek out professional remediation instead of applying surface treatments themselves.

A professional damp survey can root out the source of the issue, and a proper diagnosis will lead to the correct type of treatment required to tackle it and prevent its return.

How Kenwood PLC Supports Housing Associations Under Awaab’s Law

We are a specialist partner for housing associations that need to act quickly and document their response when a tenant reports damp in their home. Our PCA-accredited surveyors can assess and diagnose damp, rot, and condensation issues to the standard expected under Awaab’s Law.

We provide next-day surveys in London, the South East, and the Home Counties, supporting emergency reports that require an immediate assessment with a 24-hour turnaround.

Our specialists will provide you with a full written survey report suitable for your records and, where necessary, legal documentation. Once the survey has been completed, we can begin treatment that covers the remediation of all damp types, including rising damp, penetrating damp, condensation control, and mould treatment.

If your tenant is experiencing damp and condensation issues, and requires an immediate response, get in touch with our team today to book a next-day survey.

Frequently Asked Questions

When did Awaab’s Law come into force?

Awaab’s Law came into force for social landlords in England on the 27th October 2025. It applies to all registered social housing providers, including housing associations and local authorities. This law introduced legally enforceable timeframes for investigating and addressing damp and mould hazards following a tenant complaint.

Does Awaab’s Law apply to private landlords?

No, Awaab’s Law currently applies to social housing providers regulated by the Regulator of Social Housing. Private landlords are subject to separate legislation, including the Homes (Fitness for Human Habitation) Act 2018 and the Decent Homes Standard. However, the government has indicated it intends to extend similar obligations to the private rented sector in future, following the Renters’ Rights Act 2025.

What happens if a housing association doesn’t comply with Awaab’s Law?

Tenants can take a housing association to court if the required timeframes are not met. The Housing Ombudsman can also investigate complaints and issue findings against landlords. The Regulator of Social Housing has powers to take enforcement action where there are systemic failures. Non-compliance could result in fines or legal challenges, further impacting the reputation of a housing provider.

What counts as a damp and mould ‘hazard’ under Awaab’s Law?

The law uses the definition established under the Housing Health and Safety Rating System (HHSRS). A hazard is any risk of harm to the health or safety of an occupant from a deficiency in the property. Damp and mould are among the most commonly identified HHSRS hazards, particularly in older housing stock. An emergency hazard is considered an immediate risk.

How should housing associations document their response to damp complaints?

Housing associations should maintain records of every complaint received, the date of investigation, findings from the inspection, any works instructed, and the completion date. Where delays are unavoidable, correspondence with the tenant explaining the revised timeline should also be kept. A professional survey report from a qualified specialist provides a defensible audit trail and supports compliance with the 3-day investigation requirement.