In recent years, tragic events have shone a spotlight on dangerous conditions in homes, in particular, damp and mould and the harm they can cause.
Named after Rochdale toddler Awaab Ishak, who died in 2020 due to prolonged exposure to mould in his family’s social housing flat, Awaab’s Law is set to usher in legal protections that will force landlords to respond more quickly to housing disrepair issues.
For tenants facing damp and mould, disrepair or dangerous conditions, it could change things significantly. Here, we share our guide on what the law will require from landlords and crucially, how it could impact tenants rights for damp and mould in the UK.
What Is Awaab’s Law?
- Awaab’s Law is new legislation, coming into effect on 27th October 2025 that forms part of the Social Housing (Regulation) Act 2023.
- This new legislation will legally require social landlords to investigate and remedy certain housing disrepair hazards, particularly damp, mould and other serious risks, in a reasonable amount of time.
- Implementation of Awaab’s Law will be phased starting in October 2025. The first phase focuses on damp and mould hazards that pose a significant risk to health.
- Over time as other phases are introduced, the scope of the legislation will expand to include more hazards under the Housing Health and Safety Rating System (HHSRS), such as excess cold, excess heat, structural issues, fire and electrical hazards and hygiene hazards
What It Means for Social Housing Tenants
If you’re a tenant in social housing (local authority housing, housing associations etc.), here’s what changes for you:
| Obligation | Timescale / Requirement |
| Emergency hazards (including damp/mould in emergencies) | Must be made safe within 24 hours of notification |
| Significant damp and mould hazards that pose risk to health | Investigation within 10 working days of reporting. |
| Written summary of the findings | Landlords must share written findings within 3 working days after the investigation is completed. |
| If a risk is confirmed (for damp / mould) | Landlords must start remedial action and/or make the property safe within 5 working days. |
| If immediate safety is not possible | Landlords are expected to provide alternative accommodation if the home cannot be made safe quickly. |
For tenants, legally mandated recording of issues and the process to rectify and repair them means that you will be able to rely on the law more explicitly. Importantly, the law means that should your landlord fail to meet the legal deadlines set out by Awaab’s Law or if they fail to fix potential hazards, they could face stronger enforcement measures.
What to Do if You’re Living with Damp and Mould
Document Everything
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- Report the issue to your landlord or social landlord in writing (email, letter), keeping date-stamped copies.
- Take photos and notes of your communications. If yours or your family’s health is being affected (respiratory issues, asthma, etc.), consider getting a copy of your medical records.
Check What Kind of Tenancy You Have
If you’re in social housing, you’ll be covered by Awaab’s Law starting Oct 2025 under the initial phase.
Know Your Deadlines (in social housing)
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- Emergency hazards must be fixed within 24 hours.
- For significant damp and mould, issues must be investigated within 10 working days and you must be provided with a written summary in 3 working days.
- If a risk is confirmed and remedial action is required it must be completed within 5 working day.
Enforcement Options
Seek legal advice – our experienced housing disrepair lawyers at Liberay Legal can advise you of your options. You may be able to claim for breach of contract, or failure under landlord’s obligations.
Health & Safety First
If the hazard is affecting yours or your family’s health don’t wait. Seek medical advice, contact housing authorities and request alternative accommodation if needed.
If you are a tenant in social housing Awaab’s Law gives you clearer, enforceable rights, by holding landlords legally accountable for failures to repair hazards in your home and putting you in a stronger position to take legal or regulatory action.
At Liberay Legal, we understand that dealing with issues like damp and mould can be stressful, but you’re not alone.
Within 24 hours of you submitting a claim, we will arrange a no-obligation call to understand the issues that you’re facing, how you’re feeling and see if we are able to help.
Everyone deserves to live in a safe home, and we’ll take the time to assess your case and make sure you understand your options. If we believe you have a case against your landlord, we don’t stop until your case is complete.
