Legislative status: Awaab’s Law is currently in force for the social rented sector in England. The Renters’ Rights Act 2025 (Schedule 4) extends the framework to the private rented sector, but this requires further secondary legislation to commence. No commencement date has been set. Private landlords should prepare now — the framework is already in statute. Full legislation: Renters’ Rights Act 2025.
Last reviewed: June 2026. References: Awaab’s Law (Social Housing (Regulation) Act 2023), HHSRS (Housing Act 2004), LTA 1985 s.11, FFHHA 2018, RRA 2025 Schedule 4. TLA is not a legal entity — this page is practical guidance only.
Why Awaab’s Law Matters Now
Awaab’s Law was introduced following the death of two-year-old Awaab Ishak in December 2020, caused by prolonged exposure to mould in a social housing property. The law creates fixed, enforceable duties around investigation, communication and remedial action for serious housing hazards in the social rented sector — and it has already fundamentally raised the standard expected of all landlords.
Stronger legal accountability
Fixed duties around investigation, communication and remedial action — not just a general obligation to act.
Health is the standard
Damp, mould and hazards are treated as safety and wellbeing issues — not routine maintenance inconveniences.
Direction of travel is clear
The RRA 2025 has already placed the PRS extension in statute. Private landlords should prepare now, not when the pressure arrives.
The Timescales Now Shaping Hazard Response
Where Awaab’s Law currently applies (social housing), the framework is built around urgency and written communication. These timescales are already setting the standard against which all landlords are increasingly being measured — in complaints, court proceedings, and reputational terms.
Emergency hazards
Emergency hazards must be investigated and made safe within 24 hours. This reflects the seriousness of immediate danger to occupiers.
Damp and mould investigation
Serious damp and mould hazards must be investigated within a fixed window, preventing delay and repeated excuses where health is at risk.
Make safe after inspection
Where a significant damp or mould hazard is confirmed, action to make the home safe must follow promptly and cannot be deferred.
Responsibilities for Landlords, Tenants and Agents
Even before the PRS extension of Awaab’s Law formally commences, damp, mould and wider housing hazards already create real legal and commercial risk in the private rental market. Here is what each party should be doing.
🏠 For landlords and agents
👤 For tenants
Warning Signs That Should Never Be Ignored
These are the issues that most commonly escalate into complaints, enforcement action, disrepair claims or reputational damage when they are not handled quickly and properly.
🤷 Black mould growth
Especially in bedrooms, on cold corners, in wardrobes, around windows, or in children’s sleeping areas.
💦 Persistent condensation
Repeated moisture build-up, streaming windows, and recurring damp despite routine cleaning.
💧 Leaks and water ingress
Roof defects, penetrating damp, plumbing leaks, or hidden moisture behind walls and floors.
💨 Ventilation failure
Broken extractor fans, blocked vents or poor airflow that allows moisture to build up constantly.
🏾 Cold bridging and insulation
Cold surfaces, patchy heating performance and structural conditions that actively encourage mould growth.
🩺 Health complaints in the household
Respiratory symptoms, worsening asthma, or concerns particularly affecting children or vulnerable occupiers.
How to Respond Well Before Issues Escalate
The safest approach for landlords and agents is to act as though the Awaab’s Law standards already apply. Prompt investigation, professional written communication and evidence-led action are now the baseline expectation for modern housing management — regardless of sector.
- Acknowledge quickly. Respond promptly to any report, especially where children, vulnerability, visible mould or health concerns are mentioned. Even an acknowledgement that you have received the report and are arranging inspection is better than silence.
- Inspect properly. Visit the property and look beyond surface symptoms. Identify the underlying cause — is it a structural leak, insulation failure, inadequate ventilation, or occupant behaviour? All four factors may be relevant simultaneously.
- Keep evidence. Record the complaint date, inspection date, contractor attendance, findings, proposed works, actual works completed, and all written communication with the tenant. This file may be needed in a dispute or enforcement scenario.
- Resolve fully. Ensure the problem is actually fixed and not cosmetically improved. Surface mould treatment is not a resolution if the underlying moisture source is not addressed. Follow up to confirm the hazard has not returned.
Existing Legal Framework for Private Tenancies
Private tenants and landlords are already subject to a significant body of housing law. Awaab’s Law is an addition to this framework, not a replacement for it.
Frequently Asked Questions
Does Awaab’s Law apply to private landlords now?
Not yet in direct statutory form. Awaab’s Law is currently in force for the social rented sector in England. The Renters’ Rights Act 2025 (Schedule 4) provides the legal framework for extending it to private landlords, but this requires further secondary legislation to commence. No commencement date has been announced. Private landlords are not yet subject to the specific Awaab’s Law timescales — but they are subject to HHSRS, the FFHHA 2018, and the LTA 1985, all of which already require prompt action on serious hazards.
Can a tenant take their private landlord to court over damp and mould now?
Yes. Tenants in the private rented sector already have the right to bring county court proceedings under the Homes (Fitness for Human Habitation) Act 2018 where a property is not fit for habitation. Serious damp and mould falls squarely within scope. Tenants can seek damages, an order requiring works, and in some cases costs. TLA recommends documenting everything in writing before escalating to legal proceedings.
What should a landlord do if a tenant reports mould?
Acknowledge the report in writing on the same day or the next day. Arrange an inspection as quickly as practically possible. Do not dismiss the report as a lifestyle issue without evidence — this is an increasingly common cause of complaint, enforcement action and court proceedings. Investigate the underlying cause, not just the surface mould. Keep a written record of every step taken and every communication with the tenant.
Can a council force a landlord to fix damp and mould?
Yes. Under HHSRS, where a council identifies a Category 1 hazard (which includes serious damp and mould), it generally has a duty to take enforcement action. This can include serving improvement notices, prohibition orders, or in serious cases carrying out emergency remedial work and recovering the cost from the landlord. Councils have had these powers since the Housing Act 2004. The RRA 2025 also strengthened council investigatory and enforcement powers in this area from 27 December 2025.
What is the Decent Homes Standard and when does it apply to the PRS?
The Decent Homes Standard sets minimum standards for housing quality, including requirements around damp, heating, facilities and structural safety. It currently applies to social housing. The Renters’ Rights Act 2025 provides the legal framework for extending it to the private rented sector, but — like the PRS extension of Awaab’s Law — this requires further secondary legislation. No commencement date has been set. TLA will update guidance when this changes.
Resources and Next Steps
Use these routes to learn more, raise a matter properly, or access TLA support where a hazard issue is becoming serious or legally sensitive.
Official Awaab’s Law guidance — social housing
Government guidance on the current social housing framework, timescales and phased approach.
TLA Disrepair Guide
Detailed guide covering tenant and landlord rights and obligations for repairs and property conditions.
Legal Support Hub
TLA’s broader legal support pathways for housing disputes, compliance concerns and document-based support.
Submit evidence and documents
Send photos, inspection reports, correspondence and key documents to support your matter.
TLA members can access practical support — whether you are a landlord needing compliance guidance or a tenant dealing with an unresolved hazard.
- Document templates for reporting and responding to damp and mould complaints
- Guidance on HHSRS Category 1 hazards and FFHHA 2018 obligations
- Legal partner referral network in final agreement stage — available from July 2026
Dealing with damp, mould or a property hazard?
TLA can help landlords, tenants and agents take the next step — clearer guidance, stronger documentation, and access to the right support where a hazard issue is becoming serious.
TLA - The Landlord Association