What Is Awaab’s Law and What Does It Mean for Landlords in 2026?
Awaab’s Law has fundamentally changed the legal landscape for social landlords dealing with damp and mould — and its implications are extending progressively into the private rented sector. This guide explains what the law requires, who it currently applies to, and what landlords and housing associations need to do to comply.
The Background: Who Was Awaab Ishak?
Awaab Ishak was a two-year-old boy who died in December 2020 in Rochdale. The coroner found that his death was caused by a respiratory condition resulting from prolonged exposure to black mould in the social housing property where his family lived. The family had repeatedly reported the mould to their landlord — Rochdale Boroughwide Housing — and the complaints were inadequately addressed.
The subsequent inquest and public inquiry led directly to legislative change. Awaab’s Law was introduced as an amendment to the Social Housing (Regulation) Act 2023.
What Awaab’s Law Requires
For social housing providers — housing associations and local authority housing — Awaab’s Law sets mandatory timescales for responding to damp and mould complaints:
Investigation: Within 14 days of a complaint being reported, the landlord must investigate and produce a written record of findings.
Repair commencement: Where a hazard is identified, repair work must commence within 7 days of the investigation.
Emergency repairs: Where there is an immediate risk to health, emergency works must begin within 24 hours.
Completion: Works must be completed within a reasonable timeframe.
These are not targets or guidance — they are legal requirements. Failure to comply exposes social landlords to regulatory action from the Regulator of Social Housing and potential legal liability.
Does It Apply to Private Landlords?
Awaab’s Law in its current statutory form applies to the social housing sector. However, private landlords are not without obligations. The existing legal framework — Section 11 of the Landlord and Tenant Act 1985 and the Housing Health and Safety Rating System (HHSRS) — already requires landlords to keep properties free from Category 1 hazards, which includes severe damp and mould.
The Renters (Reform) Act and ongoing regulatory developments are strengthening tenant protections in the private sector, and the political direction of travel is clearly toward extending Awaab’s Law-style timescales to private lettings.
What This Means in Practice for Social Landlords
The 14-day investigation requirement has significant operational implications. A housing association receiving a mould complaint must have a process in place to:
- Log the complaint formally
- Arrange an investigation within 14 days
- Produce a written record of findings
- Commission remediation where a hazard is identified
- Document compliance with timescales
An internal maintenance visit with a brief note does not constitute a compliant investigation for a serious mould case. Where there is significant mould growth, a qualified independent specialist report provides the documented evidence of investigation, cause, and remediation plan that the legislation requires — and provides legal protection if the response is later challenged.
The Role of an Independent Survey in Compliance
An independent survey by a qualified specialist serves several compliance functions:
Establishes cause — distinguishing structural causes (landlord’s responsibility) from lifestyle factors (which may inform a tenant support conversation rather than a repair)
Assesses risk level — HHSRS scoring to determine whether a Category 1 or Category 2 hazard exists
Documents the investigation — a written report from a qualified surveyor constitutes a robust investigation record
Provides a remediation brief — a clear specification for what works are needed, which contractors can price against and which can be used to monitor completion
References applicable standards — ANSI/IICRC S520 for mould remediation methodology, Approved Document F for ventilation requirements, WHO IAQ guidelines for health benchmarking
Richard Bull MISSE holds City & Guilds Level 3 in Professional Mould Remediation and IICRC AMRT certification, and provides specialist reports for housing associations and local authority housing teams across the Midlands. Reports are produced to a standard suitable for regulatory submission and legal proceedings.
Book a Specialist Mould Survey
For housing associations, local authorities, and private landlords across Derby, Nottingham, Leicester, and the wider Midlands — call 07983 550 662 or use the contact form to discuss your requirements.