Awaab's Law

Why Awaab's Law was introduced

Awaab Ishak was two years old when he died in December 2020. His family had repeatedly reported mould in their rented flat in Rochdale, but the problem was not dealt with. In 2022 a coroner concluded that his death was caused by a severe respiratory condition resulting from prolonged exposure to mould in the home.

His family campaigned for change, and the result was Awaab's Law, introduced through the Social Housing (Regulation) Act 2023. It sets legally binding deadlines for landlords to investigate and fix hazards once they are reported.

The deadlines

Once a landlord becomes aware of a potential hazard, the clock starts:

Damp and mould were the first hazards covered, alongside emergency hazards of all kinds. The law is being extended in stages to further hazards such as excess cold and heat, fire and electrical safety.

Who it applies to

• Social landlords in England, including councils and housing associations, have had to meet these deadlines since 27 October 2025.
• Private landlords: the Renters' Rights Act 2025 allows similar requirements to be applied to the private rented sector, with dates to be confirmed. Private landlords already have duties to deal with damp and mould under the Homes (Fitness for Human Habitation) Act 2018 and the Housing Health and Safety Rating System.
• Tenants in social housing can expect a prompt investigation and a written explanation of what was found and what will be done.

What this means for damp investigations

Awaab's Law changes how damp and mould reports need to be handled. Landlords must be able to show that a hazard was investigated properly, that its cause was identified, and that the right action was taken within the deadlines. That means investigations need to be:

• Evidence-based: moisture, humidity and temperature readings that map where the damp is and how severe it is
• Focused on the root cause: condensation, rain penetration, a leak or rising damp, because treating the symptom alone means the mould comes back
• Well documented: dated photographs and a clear, structured written report that can be shared with the tenant and kept on file
• Clear about next steps: what needs doing, how urgently, and by whom

How an independent survey helps

Ben Horne carries out independent damp and mould investigations for social and private landlords, housing associations, managing agents and tenants across West Yorkshire. Because he doesn't sell treatments or carry out repairs, his report is impartial, which matters when it may be relied on by a tenant, a council or a court.

Each report sets out what was found, the cause, the work needed to put it right and the priority of each item, giving landlords the evidence they need to act quickly and show what they've done.

This page is general guidance, not legal advice. Landlords should check their specific obligations with their own advisers, and tenants can contact their landlord, the Housing Ombudsman or their local council's housing team.