Awaab’s Law, introduced today, is new legislation designed to ensure social landlords fix dangerous housing conditions quickly.
Named after Awaab Ishak, a two-year-old who died in 2020 after prolonged exposure to mould in his family’s flat, the law introduces strict timeframes for landlords to investigate and repair health-related hazards such as damp and mould.
With a 2023 estimate finding that as many as 279,000 social homes are suffering from some degree of damp or mould problem, Awaab’s Law will mean a seismic shift for landlords, who will be forced to immediately take action on any issues reported by tenants.
Under the first phase, social landlords must inspect emergency hazards within 24 hours and make the home safe immediately, investigate damp and mould within 10 working days, begin repairs within five days if hazards are confirmed, and inform tenants of findings within three days.
The rules are part of a wider rollout that will extend to other types of housing hazards over the next two years. Awaab’s Law aims to make homes safer, prevent neglect by housing providers, and give tenants stronger rights to demand timely repairs and accountability.
While Awaab’s Law currently applies only to the social housing sector, it is broadly expected that the Renters’ Rights Bill will, when passed, extend the legislation to cover the whole rental market.
Sián Hemming-Metcalfe, operations director at Inventory Base, said: “Awaab’s Law is more than another regulation to manage - it represents a long-overdue shift in how we view housing safety and standards across the UK. It forces us to confront what too many have ignored for too long: people - children - have died because action wasn’t taken soon enough. The law demands a response from everyone responsible for housing, not only the social landlords it applies to from today.
"For years, we’ve had the data, the inspection tools, and the legal framework. What’s been missing is consistency and accountability. Regular, evidence-based inspections should already be standard practice - not something triggered by tragedy or the threat of enforcement.
"This shift isn’t about compliance alone; it’s about doing the job properly. Every damp wall or blocked vent is a warning sign, not a maintenance note to file away. With the Renters’ Rights Act firmly on the horizon, we’re out of excuses. The systems and standards exist - now we need the will to apply them.”
Nicholas Donnithorne, UK technical manager at Peter Cox, commented: “Awaab’s Law comes into effect this week, setting clear timeframes for social landlords to tackle serious issues such as damp and mould, while reaffirming tenants’ power to report non-compliance directly to bodies such as the Housing Ombudsman. Similar measures are expected to extend into the private rental sector soon, with the Renters’ Rights Bill due to receive Royal Assent.
“These regulations mark a major shift for landlords, who will need to deal with tenant issues and act within specified time frames (as defined by Awaab's Law) to remediate those issues. For the worst hazards or tenants with severe health issues, this could mean immediate re-homing. Tackling damp and mould will be essential to both compliance and tenant wellbeing.
“Damp or mould in a property should never be ignored. Condensation is the common cause of damp, occurring when warm, moist air meets a cold surface and condenses on the surface. Everyday activities like cooking, bathing, or drying clothes indoors can raise humidity, and without good ventilation, black mould can thrive.
“Penetrating damp, meanwhile, is caused by moisture entering the property through wind-driven rain, flooding or structural defects such as porous brickwork, cracked render, faulty pipework, or blocked gutters. Regular maintenance, especially after stormy weather, can often prevent it, which is a responsibility that falls on landlords.”
Indoor climate specialist, Stuart Smith at Zehnder Group UK, added: “With the introduction of Awaab’s Law we predict there will be an influx of complaints raised across the social housing sector and with non-negotiable timelines for action there is a risk that landlords will seek a quick and obvious fix. But in doing so there is a danger of missing the root cause of the problem – when responding to a complaint, landlords need to make sure they know what they’re looking for.
“For example, in a mould ridden property, the ‘obvious’ cause could be a cracked window frame or leak in the building fabric, yet underlying behaviours or recent structural changes could also be exacerbating the problem – it’s key that ALL sources of moisture are identified. We’re seeing many issues with upgraded insulation that hasn’t been considered in partnership with an effective ventilation system to help regulate indoor humidity levels. As a result, it’s created ‘airtight-box homes’ that turn bad in time. In fixing the obvious that is seen, authorities could be missing the unseen root cause of the outbreak, and the mould is likely to come back.
“Yet we know that over half of tenants (54%) turn off extract fans in their bathrooms and kitchen, which is often the only form of ventilation in the property. We also see undercuts on doors blocked up following the addition of carpets and window vents closed, meaning lack of air flow around the property.
"It’s a big and complex puzzle landlords are facing. Some problems may initially appear obvious, but they shouldn’t stop there in their investigations. Managing condensation in homes, particularly social and rented housing, requires a multi-faceted approach and getting the right balance of heating and ventilation to prevent it.
“Education for landlords and tenants alike on how both sides can maintain a healthy indoor climate is essential in getting this right.
Creating open channels of communication between landlord and tenants will help both sides understand more about the causes of condensation and mould and allow suggestions and action for change. Landlords can then feel more in control and tenants will feel supported. This will minimise the conditions conducive to condensation, which can turn into harmful mould, ultimately protecting people’s health by improving their indoor environments.
“Landlords shouldn’t feel alone in the task ahead. A collaborative effort is what is needed for success. But with around two million people currently living in social houses that need attention, this is one of the biggest renovation efforts we have seen in the UK. It will take all of our knowledge and expertise throughout the industry to ensure problems are fixed for good, not just plastered over.”
