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Awaab's Law & The Renters' Rights Act: What It Means for Mould & Damp
Awaab's Law changed everything for social housing in England. Named after two-year-old Awaab Ishak — who tragically died in 2020 from a lung condition caused by mould in his home — this law now requires social landlords to investigate and fix mould and damp hazards within strict, legally binding deadlines.
His parents reported the mould to their landlord repeatedly over three years. Nothing was done. Awaab's Law exists to make sure that never happens again.
If you're a tenant, a housing association, a landlord, or a property manager — this page explains what the law requires, what the deadlines are, and what happens if they're not met.
Based on official UK Government guidance, updated December 2025. Source: GOV.UK — Awaab's Law: Guidance for Tenants in Social Housing
Who Does Awaab's Law Apply To?
Awaab's Law applies to most people living in social housing with a tenancy agreement in England. If you live in supported housing or temporary accommodation, you may have a licence agreement — in which case Awaab's Law may not apply directly. Check your paperwork or ask your landlord to confirm.
Important: Whether you have a tenancy or licence agreement, your landlord still has a legal duty to keep you safe from hazards. Always report mould/ damp.
1
The Two Levels of Hazard
Significant Damp & Mould Hazard — A hazard linked to damp or mould posing a risk to health or safety, e.g. persistent black mould in bedrooms or bathrooms causing respiratory problems.
Emergency Hazard — An immediate, serious risk to health or safety, e.g. a major water leak causing structural damage or imminent danger.
2
Legal Deadlines — Emergency Hazards
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Landlord investigates and makes home safe: Within 24 hours
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If home can't be made safe in 24 hours: Offer alternative accommodation
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Written summary to tenant: Within 3 working days of investigation
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Additional repair work underway: Within 5 working days
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All work must physically begin: Within 12 weeks
3
Legal Deadlines — Significant Damp & Mould Hazards
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Landlord investigates: Within 10 working days
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Makes home safe: Within 5 working days after investigation
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If can't be made safe in 5 days: Offer alternative accommodation
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Written summary: Within 3 working days after investigation
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Additional work underway: Within 5 working days
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All work must begin: Within 12 weeks
Written summary not required if fully resolved within 3 working days. If only partial work done, summary still required.
4
If you’ve reported mould or damp by phone and nothing has happened, or you want to make sure your landlord takes the issue seriously, put it in writing.
Learn more about what to include in your letter here - it also might be worth giving them a phone call first - this could get the ball rolling very quickly, if you are unhappy with the response or nothing happens, a formal letter is then the way forward.
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