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5 February 20266 min read

Awaab's Law Explained: What Landlords & Tenants Need to Know

What Is Awaab's Law?

Awaab's Law is named after Awaab Ishak, a two-year-old boy who tragically died in December 2020 due to prolonged exposure to mould in his family's housing association flat in Rochdale. His death led to a coroner's ruling that it was caused by a "chronic exposure to mould," sparking national outrage and calls for urgent reform.

The law — formally part of the Social Housing (Regulation) Act 2023 — introduces strict timeframes for social housing landlords to investigate and repair damp and mould hazards reported by tenants.

What Does the Law Require?

Under Awaab's Law, registered social housing providers must:

Survey Timeframe

  • Within 14 calendar days of receiving a written complaint about damp or mould, the landlord must inspect the property and determine whether a hazard exists.

    • Repair Timeframe

  • Within 7 calendar days of identifying a hazard, the landlord must begin repair works.
  • Within 28 calendar days, all repair works must be completed.

    • Emergency Situations

  • Where the damp or mould poses an imminent risk to health, the landlord must take emergency action within 24 hours.

    • Who Does It Apply To?

    Currently, Awaab's Law applies to registered providers of social housing — including housing associations and local authority landlords. However, the government has signalled its intention to extend similar protections to the private rented sector in future legislation.

    What Does This Mean for Tenants?

    If you're a social housing tenant in Kent and you've reported damp or mould to your landlord, they are now legally required to act within the timeframes above. If they fail to do so, you may be able to:

  • Escalate your complaint through the landlord's formal complaints procedure
  • Contact the Housing Ombudsman for an independent review
  • Report the issue to your local council's Environmental Health team, who can serve improvement notices under the Housing Health and Safety Rating System (HHSRS)

    • What Does This Mean for Landlords?

    Social landlords must have robust systems in place to:

  • Log and track damp and mould complaints
  • Carry out timely inspections by qualified surveyors
  • Commission repairs within the legal timeframes
  • Keep detailed records of all actions taken

    • Failure to comply can result in regulatory action by the Regulator of Social Housing, including potential intervention and financial penalties.

    How We Can Help

    As an independent Certified Damp & Mould Surveyor (CDMS Level 3) based in Kent, I provide:

  • Compliant inspections that meet Awaab's Law and HHSRS requirements
  • Evidence-backed reports with photographs, moisture readings, and clear remediation recommendations
  • Expert witness support for disputes between tenants and landlords

    • Whether you're a tenant seeking evidence to support your complaint, or a landlord needing a professional survey to demonstrate compliance, I can help.

    Get in Touch

    Contact us to arrange an independent damp and mould survey in Kent.

    Related Resources

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