How Long Does a Landlord Have to Fix Damp and Mould?
Awaab’s Law now puts fixed legal deadlines on social landlords. Here are the exact timescales, cited to the government guidance — and what they mean in practice.
For social landlords, Awaab’s Law sets fixed legal timescales from 27 October 2025: emergency hazards must be investigated and made safe within 24 hours, and significant damp and mould hazards investigated within 10 working days, with a written summary to the tenant within 3 working days of the investigation concluding. Private landlords are not yet bound — the extension under the Renters’ Rights Act 2025 is legislated but not yet in force.
What is Awaab’s Law?
Awaab’s Law — named after two-year-old Awaab Ishak, who died in 2020 from prolonged exposure to black mould in his social housing home — came into force for the social rented sector on 27 October 2025. It covers all emergency hazards and all damp and mould hazards that present a significant risk of harm, and replaces “reasonable time” with fixed deadlines. The timescales below are taken directly from the government guidance on gov.uk.
What are the Awaab’s Law timescales?
| Requirement | Deadline |
|---|---|
| Investigate a potential emergency hazard and make it safe (or offer suitable alternative accommodation) | 24 hours |
| Investigate a potential significant damp and mould hazard | 10 working days |
| Give the tenant a written summary of the investigation findings | 3 working days of the investigation concluding |
| Complete relevant safety works | 5 working days of the investigation concluding |
| Begin (or take steps to begin) supplementary preventative works | 5 working days |
Source: Awaab’s Law: guidance for social landlords, gov.uk. A second phase extends the regime to further hazard types (excess cold and heat, falls, structural collapse, fire, electrical and hygiene hazards) during 2026.
Does Awaab’s Law apply to private landlords?
Not yet. It binds social landlords from 27 October 2025; the extension to the private rented sector via the Renters’ Rights Act 2025 is legislated but not yet in force. Private landlords remain under their existing duties — the Homes (Fitness for Human Habitation) Act 2018 and HHSRS hazard framework — which require damp and mould problems to be dealt with in a reasonable time, and courts and councils increasingly read “reasonable” against the Awaab’s Law benchmarks.
What evidence does a landlord need to show compliance?
The law is built around the investigation: a competent assessment within the deadline, a written record of what was found, and works that address the hazard. An independent damp and mould investigation — calibrated moisture readings, cause identified, photographs, clear recommendations, dated and in writing — is exactly the document those duties call for. Our independent investigation reports are used by landlords, housing officers and agents for precisely this, delivered in 24–48 hours.
Is mould the landlord’s or the tenant’s responsibility?
It depends on the cause, and the honest answer is that only evidence settles it. Moisture from a building defect — a leak, failed damp-proof course, inadequate ventilation provision — sits with the landlord; moisture purely from how a home is used is more complicated. Government guidance is clear that landlords should not simply blame “lifestyle”. An independent survey that identifies the actual moisture source protects both sides of that conversation. Landlords: our landlord service page covers investigations, reports and treatment end to end.
Landlord with a damp or mould report on your desk? Independent investigation, written report, 24–48 hours.