Quick answer
Awaab's Law requires landlords to investigate and fix dangerous hazards, including damp and mould, within fixed timeframes. It is named after Awaab Ishak, a two-year-old who died in 2020 after prolonged exposure to mould in his family's social housing flat. It applies to social landlords in England from October 2025. The Renters' Rights Act 2025 allows it to be extended to private rented tenancies, and the government consulted on how to do this in October 2026. Private landlords should already deal with damp and mould promptly, because existing hazard and fitness laws apply now.
- In force for social housing in England from October 2025.
- The Renters' Rights Act allows extension to private renting.
- Government consultation on private renting published in October 2026.
- Private landlords already have duties on hazards and fitness for habitation.
Why Awaab's Law exists
Awaab Ishak died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his home in Rochdale. His family had repeatedly reported the problem. The coroner's findings led to a campaign for legal deadlines, and the government introduced Awaab's Law through the Social Housing (Regulation) Act 2023.
The aim is simple: when tenants report dangerous conditions, landlords must act quickly and keep tenants informed, rather than blaming lifestyle or leaving problems for months.
Will Awaab's Law apply to private landlords?
Yes, the Renters' Rights Act 2025 gives the government power to apply Awaab's Law to private rented tenancies. In October 2026 the government published a consultation on how to do this fairly and proportionately for private tenants and landlords, and on applying it to some licence arrangements such as temporary and supported accommodation.
The final rules, including timeframes and start date, will be set after the consultation. We will update this page when they are confirmed.
Awaab's Law adds deadlines. It does not create the underlying duty. Private landlords are already required to keep homes free from serious hazards and fit for human habitation.
Damp and mould duties private landlords have now
| Law | What it requires |
|---|---|
| Housing Health and Safety Rating System | Councils can take action on serious hazards, including damp and mould, excess cold and fire. |
| Homes (Fitness for Human Habitation) Act 2018 | The home must be fit to live in at the start and throughout the tenancy. Tenants can take action in court. |
| Landlord and Tenant Act 1985 section 11 | Landlords must repair the structure, exterior, heating, hot water and sanitation. |
| Renters' Rights Act 2025 | Stronger council enforcement powers and expanded rent repayment orders. |
What private landlords should do now
- Make it easy to report problems, with a clear contact in the tenancy agreement.
- Respond to damp and mould reports quickly and in writing, and arrange an inspection.
- Find and fix the cause, such as leaks, poor ventilation, failed extractor fans or inadequate heating, not just the visible mould.
- Keep a dated record of reports, inspections, work and follow-ups. See recording repairs.
- Give tenants practical ventilation advice, without placing all responsibility on them.
- Check the property at the start of each tenancy and during inspections.
If you are a tenant with damp or mould
Report it to your landlord in writing, with photos and dates, and keep copies. If nothing happens within a reasonable time, contact your local council's private housing team, which can inspect and take action. Shelter and Citizens Advice can help. If a dispute develops, our dispute support can help structure early resolution.
Common causes of damp and mould in rented homes
| Type | Typical cause | Usual fix |
|---|---|---|
| Condensation | Moisture from cooking, showers and drying clothes on cold surfaces | Extractor fans, trickle vents, insulation, adequate heating |
| Penetrating damp | Water getting in through roofs, walls, gutters or windows | Repair the building fabric, gutters and seals |
| Rising damp | Ground moisture rising through walls | Repair or install a damp proof course, lower external ground levels |
| Leaks | Plumbing or appliance leaks | Repair the leak and dry out affected areas |
Treating only the visible mould without fixing the cause rarely solves the problem and may not meet a landlord's legal duties.
Common questions
Does Awaab's Law apply to private landlords yet?
Not yet in the same way as social housing. The Renters' Rights Act allows it to be extended, and the government consulted on private renting in October 2026. Existing hazard and fitness laws already apply.
Who is responsible for damp and mould in a rented home?
Landlords must keep homes free from serious hazards and fit to live in. Tenants should report problems promptly and ventilate reasonably.
What can I do if my landlord ignores mould?
Report it in writing, then contact your council's private housing team. You may also be able to take action under the fitness for habitation law.
When did Awaab's Law start for social housing?
The first phase started in October 2025, covering damp and mould and emergency hazards.
Can a landlord blame the tenant for condensation mould?
Tenants should ventilate and heat reasonably, but landlords must make sure the home has adequate ventilation, heating and insulation. Blaming lifestyle without investigating is not enough.
Official sources
We check these pages against official GOV.UK guidance. This page is general information for England, not legal advice for your situation.
Make repair reporting clear from day one
Create a tenancy agreement that sets out repair duties and how tenants should report problems.
Create an agreement
How Awaab's Law works for social landlords
For social landlords, the first phase covers damp and mould and emergency hazards. In summary, landlords must:
Further hazard types are being added in later phases. Check GOV.UK for the exact timeframes that apply.