Awaab's Law came into force on 27 October 2025, requiring registered social landlords to act on reports of damp and mould in their properties1. The legislation is named after two-year-old Awaab Ishak, who died from mould exposure2.
Under the rules, landlords must investigate significant damp and mould hazards, typically within 10 working days, and make properties safe within 5 working days3. Emergency hazards must be addressed within 24 hours2. These timescales are implied terms in every social housing tenancy agreement, meaning tenants may be able to bring breach of contract claims if they are missed3. Where a property cannot be made safe within the prescribed timescales, landlords may be required to provide suitable alternative accommodation at their own cost3.
The Building Engineering Services Association, whose members work on ventilation and building services, welcomed the law at its World Ventil8 Day event in London, but speakers warned it does not address the causes of damp1.
"My fear is that Awaab's Law will lead to more people painting over mould or using bleach to clean it off the walls, which will actually make the problem worse…80-90% of mould is hidden in the fabric of buildings continuing to cause harm."
Research published by Cadent, the gas distribution network, found that people in cold, damp homes had been living in those conditions for an average of five years, and that 73% of those in social housing had been in damp homes for more than two years2. The survey of 2,000 UK adults living in cold and damp homes, conducted by Opinion Matters, also found that 63% reported severe mould and 64% of those in damp homes for more than two years reported respiratory issues2. Cadent said it is working to support over 50,000 households facing fuel poverty and damp problems2.
| Requirement | Timescale |
|---|---|
| Investigate significant damp and mould hazards | 10 working days3 |
| Make property safe | 5 working days3 |
| Address emergency hazards | 24 hours2 |
Why it matters for households
For social tenants, the law creates a fixed timetable that starts when a landlord becomes aware of a potential hazard, not when a repair is completed3. That gives a clear point at which a household can judge whether its landlord has responded, and a route to a breach of contract claim if it has not3. The duties sit alongside existing rules on damp and mould in rented homes, and tenants who believe damp is affecting their health can read more on damp making a family ill in a rented home and on damp, mould and respiratory illness.
The limits of the law matter too. A mould wash removes visible growth but does not fix the ventilation failure or leak that caused it, so the same property can generate repeat problems3. Households dealing with condensation damp or rising damp may find the underlying cause falls outside what the timescales alone resolve. The full duties are set out in what Awaab's Law requires social landlords to do.
What happens next
Phase 2 of Awaab's Law is expected later in 2026, with government policy signalling that similar statutory timescales will extend to additional hazards including excess cold and excess heat3. Detailed regulations for Phase 2 have not been finalised3. Separately, the reformed Decent Homes Standard proposes thermal comfort requirements under Criterion D and damp and mould assessment under Criterion E, with enforcement from 20353. Building Regulations Part O, in force since 2022, already requires new homes to be designed with overheating risk in mind, and applies only to new builds3.
Sources3 cited
- Clean Air At Home: How Ventilation Made The Difference For My Kids, thebesa.com
- The Cold Truth - Cadent Gas Ltd, cadentgas.com
- How to Deal with Damp and Mould: Monitoring Solutions, chameleontechnology.co.uk