Awaab's Law for Private Landlords: Damp and Mould Response Deadlines

Background

Awaab's Law is named after Awaab Ishak, a two-year-old who died in 2020 from a respiratory condition caused by mould in his family's social housing flat. The Social Housing (Regulation) Act 2023 first introduced requirements for social landlords. The Renters' Rights Act 2025 extends these protections to the private rented sector. It forms part of the broader tenant rights package under the Act.

What does it require?

Awaab's Law sets clear legal expectations about the timeframes within which landlords must take action to make homes safe where they contain serious hazards — particularly damp and mould.

Response timelines

• 14-day investigation window: Landlords must investigate reported damp and mould within 14 calendar days
• 24-hour emergency response: If the issue poses an immediate health risk, emergency action may need to begin within 24 hours
• Reasonable period for repairs: Non-emergency damp and mould must be remedied within a reasonable period (specific timescales to be set by regulations)

How it works in practice

1. Tenant reports damp or mould
2. Landlord must acknowledge and investigate within 14 days
3. If emergency: begin action within 24 hours
4. Document all actions taken
5. Complete repairs within the specified timeframe
6. Keep records of the report, investigation, and resolution

Enforcement

Tenants can enforce Awaab's Law through:

• Court action for breach of contract (the requirements are implied into tenancy agreements)
• Courts can order the landlord to take action AND award compensation
• Complaint to the Private Rented Sector Ombudsman (when established)
• Local council enforcement under broader housing legislation

Failing to address damp and mould can also weaken your position if you later need to pursue Section 8 possession.

What counts as damp and mould?

• Black mould on walls or ceilings
• Condensation problems
• Rising damp
• Penetrating damp
• Any damp-related health hazard

Landlord's responsibilities

• Respond promptly to all reports of damp and mould
• Investigate the root cause (not just clean the visible mould)
• Carry out necessary repairs
• Ensure adequate ventilation
• Address any structural issues contributing to damp
• Keep a record of all reports, investigations, and actions

Penalties

While specific penalties for the private sector are still being finalised through regulations, landlords who fail to comply face:

• Court orders for repair work
• Compensation payments to tenants
• Civil penalties from local councils (up to £7,000 for initial offences, £40,000 for repeat offences)
• Potential rent repayment orders

How Get Let Flow helps

When a tenant reports a maintenance issue through the tenant portal, Get Let Flow flags damp and mould categories with Awaab's Law timelines. Landlords receive immediate alerts, and the system tracks the 14-day investigation window automatically.