Awaab's Law and damp and mould: landlord obligations

What is Awaab's Law?

Awaab's Law is a set of strict repair timelines introduced by the Social Housing (Regulation) Act 2023. It is named after Awaab Ishak, a two-year-old who died in 2020 from a respiratory condition caused by prolonged mould exposure in his family's social housing.

The law was originally aimed at social landlords, but its principles have been extended to the private rented sector. Private landlords have a duty under the Housing Act 2004 to keep properties free from Category 1 hazards, which includes serious damp and mould.

The repair timelines

These are the mandatory response timelines that landlords must follow once a damp or mould hazard is reported:

• 24 hours: Emergency repairs must be completed (where there is an immediate risk to health)
• 14 days: Landlord must investigate the reported hazard
• 7 days: Repairs must begin within 7 days of the investigation

These timelines are not suggestions. Failure to meet them can result in enforcement action.

What counts as a hazard?

Under the Housing Health and Safety Rating System (HHSRS), damp and mould fall under Category 1 hazards when they pose a serious risk to health. This includes:

• Visible mould growth on walls, ceilings, or around windows
• Persistent condensation that the tenant cannot reasonably manage
• Rising or penetrating damp
• Water ingress from structural defects

A tenant reporting any of these triggers the landlord's duty to investigate and repair.

Enforcement and penalties

• Improvement notices: Local authorities can issue improvement notices requiring the landlord to remedy the hazard
• Civil penalties: Up to £30,000 for failing to comply with an improvement notice
• Rent Repayment Orders: Tenants can apply for a Rent Repayment Order if the landlord has failed to licence a property or has committed certain housing offences
• Prohibition orders: In severe cases, the council can prohibit the use of part or all of the property

What you should do

1. Respond promptly. When a tenant reports damp or mould, acknowledge the report and arrange an investigation within 14 days.
2. Investigate properly. Identify the root cause. Is it structural damp, a leak, inadequate ventilation, or something else?
3. Start repairs within 7 days of investigation. Do not wait for multiple quotes or budget approvals.
4. Complete emergency repairs within 24 hours. If there is an immediate health risk, act immediately.
5. Document everything. Record when the report was received, when you inspected, what you found, what remediation you carried out, and when it was completed.
6. Follow up. Check that the issue has been resolved and hasn't returned.

Common mistakes

• Blaming the tenant. Telling tenants that mould is caused by their lifestyle (e.g. drying clothes indoors) without investigating structural causes. This is not a defence.
• Ignoring reports. Failing to respond to a report starts the clock on enforcement action.
• Cosmetic fixes only. Painting over mould without addressing the root cause is not a repair. It will come back.
• Not keeping records. If you can't prove when you responded and what you did, you have no defence.

How LetShield helps

LetShield helps you track compliance with repair obligations. Log hazard reports, record inspection dates, document remediation steps, and keep a timestamped audit trail of every action taken. You'll have clear evidence of compliance if a local authority or tribunal ever asks.