In 2020, two-year-old Awaab Ishak died as a direct result of prolonged exposure to black mould in a social housing flat in Rochdale. The coroner’s inquest in 2022 found the mould had caused a severe respiratory condition. It was a preventable death, and it prompted a significant shift in how the UK government treats damp and mould in rented homes.
Awaab’s Law, introduced through the Social Housing (Regulation) Act 2023, sets out legal timeframes within which landlords must investigate and fix reported damp and mould issues. While it initially applies to social housing, the government has signalled its intention to extend similar obligations to the private rented sector. Get the full breakdown below.
What Awaab’s Law Actually Requires
The core of Awaab’s Law is speed. When a tenant reports damp or mould, social landlords must investigate within 10 working days. If the investigation confirms a significant hazard, safety work must begin within five working days.
A written summary of the investigation findings must be provided to the tenant within three working days of the investigation concluding. In emergencies, where there is an imminent and significant risk to health, both the investigation and remedial action must take place within 24 hours.
These aren’t targets or guidelines. They’re legal obligations with real consequences. Tenants will have the right to take action through the courts if timelines aren’t met, and the Regulator of Social Housing has increased powers to step in.
Why Mould Can’t Be Treated as a Minor Issue
There’s a long history of landlords dismissing mould as a tenant problem, often blaming inadequate ventilation or lifestyle habits like drying clothes indoors. Awaab’s Law draws a clear line under that, treating damp and mould as a serious hazard rather than a cosmetic inconvenience.
This matters because mould, particularly black mould (Stachybotrys chartarum), can cause or worsen asthma, bronchitis, and other respiratory conditions. Landlords who rely on surface-level cleaning without addressing the underlying moisture problem will find themselves back in the same position within months.
Professional Mould Remediation as Part of Compliance
Dealing with mould properly means more than wiping down a wall with an antifungal spray. For anything beyond minor surface growth, professional remediation is worth considering. A specialist will treat the source of the problem rather than just the visible growth, and will use containment procedures to stop spores spreading during the clean. Mould remediation specialists, such as the ICE Cleaning experts will assess the type of mould present, and the extent of the affected area will determine what treatment method is most appropriate.
Bringing in a specialist also gives landlords a paper trail. A documented remediation alongside a clear record of the repair timeline builds the kind of evidence that will matter if a complaint is ever escalated.
How to Handle Tenant Communication
One of the most overlooked parts of compliance is keeping a clear record of when issues were reported, acknowledged, and resolved. Awaab’s Law effectively turns tenant communication into a legal timeline. If a tenant reports mould verbally, follow it up in writing to confirm the date and what was reported.
From there, document every step: the investigation outcome, what work was planned, when it started, and when it was completed. Property management software can help log this automatically, which is worth considering if you manage more than a handful of properties.
The Risk of Falling Behind
Missing the compliance timelines won’t just result in a formal warning. Landlords who repeatedly fail to act face enforcement action, potential fines, and reputational damage. There’s also civil liability to consider. If a tenant suffers harm as a result of unaddressed mould and you can be shown to have missed the required timeframes, you’re exposed.
For landlords managing older housing stock, particularly pre-1919 properties that are more common in parts of northern England, the operational challenge is real. Getting a clear inspection and maintenance process in place now is far less costly than responding to a complaint under pressure.
To Sum Up
Awaab’s Law has changed what’s expected of landlords when it comes to damp and mould. The timeframes are tight, the documentation requirements are significant, and the consequences of falling short are serious. Taking this seriously now will save you considerable trouble further down the line.
Start by reviewing how you currently log and respond to maintenance reports, and make sure you have access to a qualified remediation service when you need one.