A social landlord’s guide to Awaab’s Law: What you need to know

What is Awaab’s Law and why does it matter?

Awaab’s Law is new legislation that came into effect in October 2025, setting strict time frames and guidelines for social housing landlords and providers to investigate and resolve issues relating to damp and mould. 

The law was first mooted and debated as part of the Social Housing (Regulation) Act following the tragic death of two-year-old Awaab Ishak due to prolonged mould exposure in a Rochdale social home. 

The new law represents a turning point in housing standards, placing a clear legal duty on landlords to take swift and effective action when tenants report damp or mould. 

Awaab’s Law will apply to social housing across England from October 2025 and also forms a key part of the Renters’ Rights Bill, currently moving through parliament and which covers reform in the Private Rented Sector (PRS).

When does Awaab’s Law come into effect?

Awaab’s Law came into force on October 27, 2025.

From then, social landlords must address all emergency hazards relating to damp and mould with the potential for serious harm to tenants, fixing them under strict timeframes.

What are the requirements under Awaab’s Law?

The first phase of legislation for Awaab’s Law, coming into effect, sets out clear timeframes for social landlords to act when a tenant reports an issue with damp, mould or a related health hazard in a property.

1. Tenant notification

Once a tenant has notified their landlord of an issue relating to damp or mould, the landlord must investigate the severity of the issue.

If the issue is suspected to be an ‘emergency’ hazard, an investigation and subsequent remedial work must begin within 24 hours of the tenant’s notification.

For issues suspected of being ‘significant’ but not ‘emergency’ hazards, landlords must investigate the problem within 10 working days of being notified by the tenant.

2. Written summaries

Following an investigation, the landlord must provide a full written report to the tenant within three working days, outlining the investigation’s findings, the planned work schedule and timeframe for work to be completed.

3. Work timeframes

Work to resolve issues with damp and mould should begin:

• Within 24 hours of notification and investigation if deemed an ‘emergency’ hazard
• Within five days of investigation if deemed a ‘significant’ hazard

If a landlord cannot reasonably begin work on a ‘significant’ hazard within five working days, it must start as soon as possible and must begin within 12 weeks.

4. Alternative accommodation

If repairs cannot be started within the stipulated timeframes, alternative accommodation should be provided for tenants at the social landlord’s expense.

Expansion of Awaab’s Law for landlords

As well as being integrated into the Private Rented Sector (PRS) via the Renters Rights Bill, the scope of Awaab’s Law is likely to be expanded further, beyond mould and damp, in the coming years.

Awaab’s Law from 2026

The following social housing hazards are likely to fall under Awaab’s Law in 2026:

• Excess cold or heat
• Pets, refuse and other domestic hygiene hazards
• Sanitation, drainage and personal hygiene
• Tenant falls from baths, level surfaces and stairs
• Structural collapses, including explosions
• Fire and electrical hazards

Awaab’s Law from 2027

In 2027, Awaab’s Law will be expanded further to include all other hazards under the Housing Health and Safety Rating System (HHSRS), except ‘Overcrowding’.

The hazards that will fall under the law include:

• Carbon monoxide
• Radiation
• Asbestos and other Manufactured Mineral Fibres (MMF)
• Intruder entry
• Exposure to excess noise

Does Awaab’s Law apply to private landlords?

The first phase of Awab’s Law coming into effect from October 2025 only applies to social housing providers, and not private landlords.

However, Awaab’s Law, alongside the Decent Homes Standard (DHS), does form part of the Renters Rights Bill which is in place to reform the Private Rented Sector (PRS).

The Renters Rights Bill could come into effect as soon as the autumn of 2025, so private landlords should be aware Awaab’s Law will eventually apply to their properties.

Why was Awaab’s Law introduced?

Awaab’s Law was introduced as part of the Social Housing (Regulation) Act in 2023 following a media and public outcry over the death of Awaab Ishak in Rochdale three years earlier.

An inquest into the two-year-old’s death found he suffered prolonged exposure to black mould in his family’s social home, while his father’s repeated requests for action to Rochdale Boroughwide Housing (RBH) were ignored.

Following his son’s death, Awaab’s father campaigned for a change in the law, leading to a consultation on Awaab’s Law.

The broader context: Damp and mould in UK housing

Damp and mould are not new issues, but they are becoming more urgent:

• Around 900,000 UK homes are estimated to suffer from damp or mould.
• Damp increases the risk of respiratory illnesses, especially in children, elderly people, and those suffering with asthma.
• Fuel poverty, overcrowding, and poor ventilation in properties all increase the risk of damp and mould occurring.

Awaab’s Law is expected to raise the bar for indoor air quality, requiring social landlords to take a more proactive approach to building maintenance, heating, and ventilation.

How can landlords comply with Awaab’s Law?

With the implementation of Awaab’s Law in October 2025, social housing landlords and providers should already be taking steps to ensure their properties and processes comply with the new legislation.

Key preparation should include:

1. Identifying at-risk properties

Social landlords and providers should carry out inspections and audits of their properties to assess where damp and mould are more likely to occur, such as:

• Older buildings
• Poorly insulated homes
• Ground floor flats with limited ventilation

Landlords should also assess the current state and functionality of existing ventilation systems in their properties, especially in bathrooms, kitchens and bedrooms where moisture builds up most easily.

2. Review and upgrade ventilation systems

Proper ventilation is one of the most effective ways to reduce condensation and prevent damp and mould from taking hold.

Modern and effective ventilation for social housing properties could include:

• Wall / ceiling extractor fans
• Window extractor fans
• Wholehouse ventilation systems

3. Assess tenant reporting systems

Social housing providers should take time to assess their systems and processes for reporting of issues.

Digital platforms, messaging technology and consistent communication processes for tenants to report problems should be in place.

4. Staff training

Housing providers should ensure their staff are trained effectively and understand the importance of damp and mould in relation to Awaab’s Law compliance, including:

• Risk identification
• Classification of issues (‘Emergency’ or ‘Significant’)
• Effective communication with tenants

5. Record keeping

Accountability is a huge part of Awaab’s Law, so social landlords must keep records of:

• Initial notification of issues from tenants
• Results of investigations
• Photographic evidence
• Timelines and schedules of works
• All communication with tenants

What happens if landlords don’t comply with Awaab’s Law?

Failure to comply with Awaab’s Law could see landlords face heavy fines or even prosecution.

Under Awaab’s Law, tenants will be able to complain to the Housing Ombudsman if they feel their landlord has failed to comply with the law.

Complaints that are upheld could see landlords face a fine of £7,000 for an initial breach, up to a maximum fine of £40,000 and criminal prosecution in the most serious of cases.

Landlords who fail to act on a tenant complaint, meanwhile, could face breach of contract action from their tenant, with punishments extending to compensation payments and payment of tenant legal fees.

The government has also signalled a shift from ‘passive’ to ‘proactive enforcement’, meaning social housing providers can no longer rely on tenants to “raise complaints” before taking action.

What role does ventilation play in preventing mould?

Although mould in social properties can be caused by structural defects, the most common cause is condensation, which occurs when moist air from cooking, bathing or drying clothes indoors meets a cold surface such as a window or wall.

The key to eradicating or at least limiting condensation lies in ventilation.

Great options for landlords needing to improve ventilation in social properties include:

• Wall or ceiling mounted extractor fans in kitchens and bathrooms
• Window fans in flats or homes without space for extractors in wall / ceiling
• Humidity-sensing fans that activate automatically in high-moisture environments

Xpelair, as a leader in smart, energy-efficient ventilation systems, offers a range of solutions that support landlords in meeting the new Awaab’s Law housing standards:

CV4 / CF20TX (dMEV Fans)

Decentralised Mechanical Extract Ventilation fans run continuously and boost automatically when high humidity is detected.

With no human interaction required due to their continuous operation, these fans are ideal for social housing.

Everdri PIV (Positive Input Ventilation) 

Positive Input Ventilation is a superb option for social housing where existing damp and/or mould issues are already present.

PIV is installed in a property’s loft space and pushes filtered air into the property, allowing stale, damp air to escape through natural leakage points.

Under Part F of Building Regulations, extractor fans are still required for wet rooms, even if PIV is also installed.

Natural Air Mechanical Ventilation with Heat Recovery

This range suits modern, new build social housing where properties are ‘sealed’ and extremely well insulated.

The downside to this is properties can struggle to breathe and must be well ventilated to do so.

Natural Air Mechanical Ventilation with Heat Recovery is ideal for this, bringing fresh air into the property while also extracting stale, damp air.

Awaab’s Law: Frequently asked questions (FAQs)

When did Awaab’s Law come in?

Awaab’s Law was passed in 2023 as part of the Social Housing Regulation Act with implementation beginning in October 2025.

Is Awaab’s Law in place yet?

Full enforcement began in October 2025.

Does Awaab’s Law apply to private landlords?

No. From October, phase one of the legislation only applies to social housing providers. However, Awaab’s Law forms part of the Renters Rights Bill for privately rented properties, with this legislation potentially becoming law any time from the autumn of 2025.

What are the Awaab’s Law timescales for action?

• 10 days to investigate ‘significant’ damp/mould reported by a tenant
• 24 hours to investigate and start remedial work on ‘emergency’ damp/mould reported by a tenant
• Five days to start work on ‘significant’ damp/mould following investigation

What is Awaab’s Law about?

Awaab’s Law was brought in to protect social housing tenants from dangerous damp and mould by legally requiring faster action from social housing landlords.

Conclusion: Turning compliance into proactive prevention

Awaab’s Law signals a cultural and operational shift for social housing providers. 

It’s not just about responding to complaints from tenants.

It’s about preventing harm, protecting tenants, and maintaining homes to a higher standard.

Landlords who act early, invest in suitable ventilation, train staff, and streamline reporting systems will not only stay compliant… they’ll provide safer, healthier homes for their tenants.

To learn more about ventilation strategies for damp and mould prevention, explore Xpelair’s solutions or speak to our team.