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Awaab’s Law: What it means for tenants and landlords in the UK

Struggling with damp and mould in your rental home? You’re not alone. The tragic death of two-year-old Awaab Ishak in 2020 put a much-needed spotlight on a silent epidemic: the health risks of living with mould. Awaab’s Law was introduced to change things, giving tenants more power and holding landlords accountable. But with new updates in 2024, what does this new law really mean for you?

This blog will break down Awaab’s Law in simple terms. Whether you’re a tenant looking for a safer home or a landlord aiming to meet your legal obligations, this guide will explain everything you need to know about the new regulations and why acting fast is more important than ever.

Skip to:
What is Awaab’s Law?
What’s included in the update?
The dangers of damp and mould
Common causes of mould
How professional mould removal can help
Summary
FAQs

What is Awaab’s Law?

Awaab’s Law is a crucial piece of legislation that was introduced as part of the Social Housing (Regulation) Act 2023. At its core, it’s designed to enforce stricter deadlines for landlords to inspect and fix reported issues of damp and mould in their properties. It’s a game-changer for tenants, giving them a legal safety net and the power to demand a safe, healthy home.

Before this law, tenants could face long and frustrating delays. Now, landlords—including both social housing and private landlords—are legally required to act fast.

The impact on landlords

For landlords, Awaab’s Law is a clear message: inaction is no longer an option.

  • You must act quickly by law: There are new, strict timelines for landlords to inspect and remediate issues reported by tenants. Failure to comply can result in significant financial penalties.
  • You must be proactive: This isn’t just about reacting to complaints. It’s about taking proactive steps, such as conducting regular property inspections and ensuring your heating and ventilation systems are in good working order.
  • You are more accountable: The law has increased monitoring and regulation, especially by bodies like the Regulator of Social Housing, to ensure landlords are meeting their responsibilities.

The impact on tenants

For tenants, this law is empowering. It gives you the legal backing you need to demand better living conditions.

  • Faster solutions to your complaints: Instead of waiting for months, landlords now have to address your complaints about damp and mould within a set timeframe. This means less time spent waiting and more time enjoying the comfort of a safe home.
  • More power to hold landlords accountable: Awaab’s Law gives you the legal power to hold landlords fully accountable for unsafe living conditions caused by damp and mould.
  • A move towards healthier homes: The long-term goal of Awaab’s Law is to improve the quality of rental homes across the UK, creating a healthier living environment for everyone.

Awaab’s Law update: What’s new?

To ensure Awaab’s Law remains effective, the UK government introduced an important update in late 2024. These changes further strengthen the protections for tenants and increase the pressure on landlords to comply.

Here are some of the key updates:

  • Annual inspections: Landlords are now legally required to schedule annual inspections of properties that have had historical cases of damp or mould.
  • Damp and Mould Safety Certificate (DMSC): A landlord must provide the tenant with an official certificate confirming that the inspection has taken place and that the property is free from mould-related hazards.
  • Stiffer penalties: If landlords fail to follow the regulated timeframes, they can face fines of up to £30,000 or even be banned from renting out properties.
  • Compensation for tenants: Tenants who have suffered from prolonged damp and mould issues can now claim compensation for their suffering and expenses.
  • Increased reporting: Social housing providers are now required to report all unresolved damp and mould cases to the Regulator of Social Housing, ensuring greater transparency.

The real dangers of damp and mould

While Awaab’s Law addresses the legal side of things, it’s important to remember why this legislation is so vital: the serious health risks of mould.

Here are some shocking statistics from Public Health England and other sources:

  • Around 4% of all households in England are affected by damp and mould.
  • Nearly one-fifth of social housing tenants are more likely to experience mould growth.
  • It’s estimated that 50% of people who rent their homes have dealt with damp and mould.
  • Between 20% and 50% of asthma cases in the UK are linked to exposure to indoor mould.

Beyond respiratory issues like asthma, mould exposure can also lead to:

  • Eye, throat, or skin irritation
  • Eczema and other skin conditions
  • Increased anxiety and depression
  • Fungal infections

Vulnerable people, such as the elderly, young children, and those with allergies or compromised immune systems, are most at risk.

Common causes of damp and mould

For landlords, understanding the cause of the problem is key to a permanent fix. For tenants, knowing what to look for can help you identify an issue before it gets out of hand.

  • Condensation: The most common culprit in the UK. You’ll often see black mould around windows and doors, especially in rooms with high moisture levels like bathrooms.
  • Leaking pipes: Leaks can be hidden inside walls, floors, or ceilings. By the time you see a damp patch or mould, the problem may have been growing for months.
  • Damaged roofs or gutters: Clogged gutters or a damaged roof can cause water to penetrate your walls, leading to damp and mould. Look for damp patches on your ceilings and walls.
  • Rising damp: Common in older buildings where the damp-proof course has failed. You’ll see damp patches starting from the bottom of your walls, near the skirting boards.
  • Penetrating damp: This is when rain gets into your home through cracks in the brickwork, often an issue in older buildings exposed to wind and rain.
Escape of water caused by a burst pipe in the ceiling of a UK home
Flaking plaster caused by rising damp in a UK home

How professional mould removal can help

Whether you’re a landlord needing to meet your legal obligations or a tenant seeking a solution to an ongoing mould issue, professional help is the fastest and most effective way to solve the problem.

A professional mould remediation service goes far beyond just cleaning the surface. It involves a deep understanding of how to find the root cause, remove mould completely, and prevent it from returning.

  • Damp survey: An accredited surveyor will identify the root cause of the damp and mould. This is crucial for a long-term solution, and often a damp survey saves additional cost in the long run.
  • HEPA vacuum treatment: This specialised technology captures 99.9% of microscopic mould spores, improving air quality and preventing the mould from spreading.
  • Fungicidal treatment: All affected surfaces are wiped down with a safe, specialist fungicidal solution to kill mould at the root and prevent regrowth.
  • ULV fogging: This final step decontaminates the air, eliminating any remaining mould spores and neutralising unpleasant odours.

You can read a couple of examples of mould removal in action via these two case studies. The first is how Ideal Response permanently removed black mould from within a church. The other being a mould mite infestation within a Kent property.

In summary, Awaab’s Law is a turning point

Awaab’s Law is a significant turning point for housing standards in the UK. It protects tenants from the harmful effects of mould while holding landlords to account like never before. But legal compliance isn’t the whole answer. Proactive prevention and professional remediation are essential to maintaining safe, healthy homes.

If you are a tenant or a landlord and need support tackling damp and mould in your property, don’t wait. A professional, guaranteed solution can give you peace of mind and ensure a safe, healthy living environment.

Mould cleaning & Removal Service

Awaab's Law FAQs

What is Awaab's Law?
Awaab’s Law, integrated into the Social Housing (Regulation) Act 2023, mandates strict legal timelines for landlords to address reported hazards like damp and mould in rented properties. Named after Awaab Ishak, its goal is to ensure safer, healthier living conditions and hold landlords accountable across the UK.
Who does Awaab's Law apply to?
Initially, Awaab’s Law primarily applies to social housing landlords in England, imposing new legal duties to respond to safety concerns. While directly focused on the social rented sector from October 2025, its principles are expected to raise housing quality expectations for all UK tenants.
What are landlords' new obligations under Awaab's Law?
From October 27, 2025, social landlords must investigate emergency hazards within 24 hours and significant hazards within 10 working days. If a hazard is confirmed, they must start necessary repairs within 7 days and complete them within a reasonable timeframe, or provide suitable alternative accommodation at their expense.
What rights do tenants have under Awaab's Law?
Awaab’s Law empowers tenants with the legal right to expect prompt action from their landlord on housing hazards like damp and mould. They can challenge non-compliance, seek faster resolution for complaints, and may be able to claim compensation or be rehoused if issues are not fixed within specified timeframes.
When did Awaab's Law come into effect?
Awaab’s Law was enacted as part of the Social Housing (Regulation) Act 2023. The first phase of its mandatory requirements, including fixed timelines for damp and mould hazards, is set to come into force for social landlords on October 27, 2025. Further phases addressing a wider range of hazards are planned for 2026 and 2027.
Does Awaab's Law apply to private landlords?
Currently, the mandatory requirements of Awaab’s Law (with fixed timelines) apply to social housing landlords from October 2025. While the government intends to extend similar principles, specific regulations for the private rented sector regarding Awaab’s Law’s timeframes are still subject to further consultation and future legislation.
What are the penalties for landlords not complying with Awaab's Law?
Social landlords failing to comply with Awaab’s Law’s timeframes can face significant consequences, including legal action from tenants for breach of tenancy. Persistent non-compliance may lead to substantial financial penalties (potentially up to £30,000 or more as per general regulatory powers) and intervention from the Regulator of Social Housing, who can impose fines or other sanctions.
Picture of Chris Hedges - Head of Marketing

Chris Hedges - Head of Marketing

Chris Hedges is Head of Marketing at Ideal Response and the author of every article published on this site. With over 25 years of senior marketing experience across property, legal, and professional services sectors, Chris brings a clear, evidence-led approach to writing about fire damage, flood restoration, and specialist property remediation. His philosophy is simple: cut through the noise, respect the reader's time, and give people the information they actually need.

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