Awaab's Law extends to the private rented sector under the Renters' Rights Act 2025. Landlords must investigate hazardous damp and mould within 14 days of a report and begin remediation within a further 7 days. This edition sets out the compliance framework.
Awaab's Law: what it requires of private landlords
Awaab's Law — named after two-year-old Awaab Ishak, who died in 2020 from a respiratory condition caused by mould in a social housing flat — was introduced for social landlords in December 2023. The Renters' Rights Act 2025 extends equivalent obligations to private landlords in England.
The law creates a mandatory timeframe for responding to reports of hazardous damp and mould.
The response timeframes
A hazard is assessed using the Housing Health and Safety Rating System (HHSRS). Excess cold and damp and mould growth are Category 1 hazards under the HHSRS.
What counts as a report
The obligation is triggered by a written report from the tenant. Landlords should treat any written communication — including text message, email, or letter — referring to damp or mould as a formal report for the purposes of the timeframe. Verbal-only reports do not start the clock, but it is good practice to follow up verbal complaints in writing.
Documentation
Keep a written record of:
- The date a report was received
- The date of inspection
- The outcome of the inspection
- Works instructed and the date they commenced
- Contractor invoices and completion confirmation
Documentation is your primary protection in the event of a Rent Repayment Order application or enforcement action.
Penalties for non-compliance
Failure to comply with the Awaab's Law timeframes may result in:
- A civil penalty of up to £40,000
- A Rent Repayment Order covering up to 24 months of rent
- Prosecution under the Housing Act 2004 for Category 1 hazards
Practical steps
- Ensure your tenancy agreements include a clear written reporting mechanism for repairs
- Respond to all damp and mould complaints in writing on the same day received
- Maintain a contractor relationship capable of responding within the 7-day remediation window
- For older properties with chronic damp issues, commission a damp survey and remediate proactively
Landlord Insights — landlordinsights.co.uk — Not legal advice.
This content is for general informational purposes only and does not constitute legal, financial, or professional advice. Always verify information against the original source and seek independent professional guidance before acting on any regulatory matter.