Where it came from
Awaab's Law is named after Awaab Ishak, who died aged two in 2020 after exposure to mould in his family's social housing flat in Rochdale. It was brought in through the Social Housing (Regulation) Act 2023 and the first regulations came into force for social landlords in England on 27 October 2025.
The deadlines
| Situation | What the landlord must do |
|---|---|
| Emergency hazard | Investigate and make safe within 24 hours |
| Significant damp and mould hazard | Investigate within 10 working days |
| After the investigation | Written summary to the tenant within 3 working days |
| Safety work | Completed within 5 working days of the investigation |
| Further preventative work | Physically started within 12 weeks where it cannot be done sooner |
Phase 2 from 30 November 2026
Phase 2 keeps the same timescales but extends them to more hazards in social housing, including excess cold and heat, fire and electrical hazards, falls, structural collapse and hygiene hazards. A further phase is planned to cover the remaining housing health and safety hazards.
Does it apply to private landlords?
Not yet in England. The Renters' Rights Act 2025 gives the government power to extend Awaab's Law to the private rented sector, and a consultation on how to do that runs from October to December 2026, with implementation proposed in phases from 2028. Private landlords already have duties to deal with damp and mould under existing housing law and the Housing Health and Safety Rating System. Tenants, councils and courts increasingly treat the social housing timescales as the standard to meet.
What private landlords should do now
- Respond to damp and mould reports quickly and in writing
- Get the property inspected within days, not weeks
- Keep photos, readings and a record of what was done
- Fix the cause, not just the stain
We help landlords and agents do exactly that. See landlords and letting agents.
Questions people ask
Is this legal advice?
Last reviewed 15 November 2026 by the Home Damp and Mould team. Read our editorial policy.