Awaab's Law: what private landlords need to know now

Awaab's Law, named after two-year-old Awaab Ishak, who died in 2020 after prolonged exposure to mould in his family's social housing, came into force on 27 October 2025 for social landlords in England.

The law imposes fixed timeframes: emergency hazards must be investigated within 24 hours, and significant damp and mould hazards must be investigated within 10 working days, with remedial works completed within defined periods.

Why private landlords should care now

The government has confirmed that Awaab's Law will be extended to the private rented sector under Phase 3 of the Renters' Rights Act implementation. While the exact timeline has not been confirmed, private landlords should treat the social housing timeframes as the benchmark that will eventually apply to them.

What good practice looks like

Even without a legal obligation to meet Awaab's Law timeframes, private landlords already have duties under the Homes (Fitness for Human Habitation) Act 2018, the Housing Act 2004, and the Environmental Protection Act 1990. Tenants can already take legal action for damp and mould that affects their health.

Best practice is to create a documented process for handling maintenance reports, particularly damp and mould. Respond to every report promptly, investigate within a reasonable timeframe, and keep written records of every action taken.

The most important thing

Never tell a tenant that damp or mould is caused by their lifestyle. The Housing Ombudsman and the courts have been clear: this is not an acceptable response. Investigate the cause, fix the problem, and document everything.