Your Legal Right to a Safe,
Damp-Free Home
Awaab’s Law forces landlords to investigate and fix damp and mould within strict legal timeframes. Know your rights — and how we help you enforce them.
What is Awaab’s Law?
Awaab’s Law is named after Awaab Ishak, a two-year-old boy from Rochdale who died in December 2020 from a severe respiratory condition caused directly by prolonged exposure to black mould in his social housing home. The inquest into his death, concluded in November 2022, found that the mould in the flat was the cause of his death — and that his landlord, Rochdale Boroughwide Housing, had repeatedly ignored the family’s complaints about the condition of their home.
His death sparked a national conversation about the state of social housing and the responsibilities of landlords. The Government responded by including new legal requirements in the Social Housing (Regulation) Act 2023 — now known as Awaab’s Law.
Awaab’s Law exists to ensure no other family faces the same situation. Landlords now face legal consequences for failing to act on damp and mould reports.
Who Does Awaab’s Law Apply To?
Awaab’s Law currently applies to social housing landlords in England, including:
Registered social landlords providing affordable housing
Council-owned social housing and council tenants
Arm’s length management organisations managing council stock
Any registered provider of social housing regulated by the RSH
The Government has indicated that the legislation may be extended to private landlords in future. Private tenants currently have rights under the Homes (Fitness for Human Habitation) Act 2018 and Housing Health and Safety Rating System (HHSRS), which can also be used to compel landlords to address damp and mould.
What Are the Legal Timeframes?
Under Awaab’s Law, social housing landlords must comply with the following mandatory timescales once a tenant makes a complaint about damp or mould:
From the date of complaint, the landlord must investigate the hazard within 14 days and provide a written response.
Where the investigation confirms a health hazard, the landlord must commence remedial works within 7 days of the investigation completing.
Where the hazard presents an immediate risk to health and safety, emergency repairs must begin within 24 hours.
Your Rights as a Tenant
If you are a social housing tenant and you have damp or mould in your home, you have the following rights:
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The right to report — You can report damp and mould to your landlord or housing association without fear of eviction or retaliation.
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The right to a written response — Your landlord must respond to your complaint in writing and confirm what they intend to do and when.
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The right to timely investigation — Your landlord must investigate within 14 days of receiving your formal complaint.
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The right to fast repairs — Once a health hazard is confirmed, repairs must begin within 7 days — not be scheduled weeks or months away.
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The right to escalate — If your landlord fails to meet these obligations, you can escalate to the Housing Ombudsman Service, your local council’s environmental health team, or take civil legal action.
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Protection from retaliation — Your landlord cannot lawfully evict you or increase your rent as a result of you reporting a damp or mould issue.
Why Fast, Professional Diagnosis Matters
Under Awaab’s Law, the landlord’s 14-day investigation clock starts ticking from the date of complaint. If the landlord’s own investigation is inadequate — or if they dispute the severity of the hazard — an independent professional survey is critical.
A professional report from Damp Mould Leak provides:
Calibrated moisture meter readings across all affected areas, showing the extent and severity of damp penetration.
Comprehensive dated photographic record of all mould growth, damp staining, salt deposits and structural damage.
Expert identification of the underlying moisture source — whether rising damp, penetrating damp, condensation or a structural defect.
Written report formatted for Housing Ombudsman complaints, local authority submissions and civil legal proceedings. Solicitor-ready.
Itemised schedule of recommended works with estimated costs — useful for establishing the scope of repair the landlord is required to complete.
Reports are delivered within 24 hours of survey — so you can submit evidence to your landlord or the Housing Ombudsman without delay.
How to Make a Complaint Under Awaab’s Law
If you have damp or mould in a social housing property, follow these steps to trigger your legal protections:
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Report in writing to your landlordEmail or write to your landlord or housing association’s repairs team. Keep a copy of everything you send. The 14-day clock starts from the date of this complaint.
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Get an independent surveyBook a professional damp and mould survey with Damp Mould Leak. Our report provides independent evidence that is hard for landlords to dispute and is accepted by housing authorities and solicitors.
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Chase the landlord’s formal responseIf your landlord does not respond within 14 days, send a formal letter recording the failure to comply with Awaab’s Law obligations.
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Escalate if neededIf the landlord fails to act, escalate to the Housing Ombudsman Service (free for tenants), your local council’s Environmental Health team, or seek legal advice. Your survey report will be essential evidence at this stage.
For Landlords and Housing Authorities
If you are a social housing provider, Awaab’s Law creates significant operational and legal obligations. Failing to comply can result in:
- ✕Determinations of maladministration by the Housing Ombudsman
- ✕Financial penalties and compensation orders
- ✕Regulatory action by the Regulator of Social Housing (RSH)
- ✕Civil litigation from tenants — potentially including claims for personal injury
We work with housing associations, local authorities and property managers to provide rapid, compliant damp and mould surveys — helping you meet the 14-day investigation requirement and document your response correctly.
Need an Awaab’s Law Compliant Survey?
Reports delivered within 24 hours. Independent, professional, and accepted by housing authorities and solicitors.