What is Awaab’s Law?
Awaab’s Law is a new piece of legislation stemming from the Social Housing (Regulation) Act 2023. The law was created after the tragic death of two‑year‑old Awaab Ishak in 2020 from prolonged mould exposure. It gives tenants stronger rights and sets legally binding timeframes for landlords to investigate and fix damp and mould hazards. While the Act applies directly to social landlords, many councils now expect private landlords to meet the same standards.
Why the law was introduced
- Prevent deaths and illness: To stop serious health risks caused by damp and mould, including respiratory infections, asthma, skin problems and, in extreme cases, fatality.
- Hold landlords accountable: Local authorities and regulators can fine or prosecute landlords who ignore complaints.
- Give tenants clarity: Tenants know exactly how quickly issues must be addressed and can take action if the landlord fails to act.
Timeframes landlords must follow
Under Awaab’s Law, social landlords must adhere to strict timelines for investigating and fixing damp and mould hazards. These timeframes are expected to become best practice for private landlords too:
- Emergency hazards within 24 hours: Any serious hazard that poses an immediate risk to life – such as a gas leak, exposed electrics or significant damp or mould affecting health – must be investigated and made safe within 24 hours【253323178559300†screenshot】.
- Significant damp and mould within 10 working days: Landlords must investigate cases of significant damp and mould within 10 working days and provide a written summary of findings to the tenant within 3 working days of completing the investigation【253323178559300†screenshot】.
- Repairs started within 5 working days: If the investigation confirms damp and mould, works to make the property safe must begin within 5 working days and full repairs should be completed within 21 calendar days (unless complex works require more time).
Landlord responsibilities
The law encourages all landlords – not just social housing providers – to take damp and mould seriously. Your obligations include:
- Investigate complaints promptly: Do not blame tenant lifestyle or delay an investigation. Assess the cause of damp and mould with appropriate tests and surveys.
- Take swift action: Start repairs quickly to remove the damp and mould, fix the root cause (e.g. leaks, condensation, structural defects) and prevent recurrence.
- Communicate clearly: Keep tenants informed about the findings, proposed remedies and expected completion dates.
- Provide alternative accommodation: If a property is unsafe to live in during repairs, rehouse tenants temporarily.
How Damp & Mould Leak Detection Ltd can help
As specialists in damp, mould and leak detection, we help landlords and housing providers meet these regulatory timeframes:
- Rapid response 24/7: Our emergency callout service means we can assess serious damp or mould hazards within hours.
- Advanced diagnostics: We use thermal imaging, moisture meters, borescopes and tracer gas to locate hidden leaks and moisture ingress.
- Comprehensive reporting: Our reports include photographs, moisture maps and recommended remedial works, allowing you to satisfy legal documentation requirements.
- Remedial works: We carry out everything from leak repairs to damp proofing, timber treatment and mould remediation, ensuring your property is fully compliant.
- Insurance and council liaison: We work with insurers and local authority inspectors so you meet their guidelines and can reclaim costs where appropriate.
Get compliant today
If you are a landlord, estate agent or housing provider concerned about damp, mould or leaks, contact our expert team. We cover London, Surrey and the surrounding counties and can help you meet your legal obligations with minimal stress.
Call us today on 0800 054 1524 or click the WhatsApp button to chat to us immediately.