Awaab’s Law — introduced through the Social Housing (Regulation) Act 2023 following the death of two-year-old Awaab Ishak from mould exposure — requires social landlords to investigate damp and mould hazards promptly, fix emergency hazards within 24 hours, and maintain a dated audit trail for every case. The Renters’ Rights Act 2025 is extending equivalent duties to private landlords.
If you receive a damp or mould report from a tenant, a professional independent survey gives you a dated, calibrated, written record of the cause — the evidence base you need to demonstrate you’ve acted.
This page is general information, not legal advice. The statutory timescales under Awaab’s Law are being introduced in phases — always confirm the current requirements that apply to your tenure and hazard type before relying on them.
What Awaab’s Law requires
Under the regulations, social landlords must:
- Investigate a reported damp or mould hazard within the specified investigation window
- Provide the tenant with a written summary of findings within the required period
- Begin repair works within the specified timeframe after the investigation
- Address emergency hazards (including some damp and mould cases) within 24 hours
- Keep a contemporaneous, dated audit trail for each tenant case
The Renters’ Rights Act 2025 extends the core duties to private landlords and letting agents, meaning that evidence of prompt investigation is increasingly expected across all tenures.
What a Damp Detectives survey provides
Our independent surveys are conducted by an experienced, qualified surveyor with no connection to any remediation contractor or product supplier. The report gives you:
- Dated investigation findings — the survey date and time are recorded and form part of your evidence file
- Calibrated psychrometric data — air temperature, relative humidity, surface temperature, dew point and water activity readings room by room
- Identified cause — whether the damp is condensation, penetrating damp, rising damp, or a plumbing fault (the cause matters: it determines the fix and who is responsible)
- Remediation recommendations — specific, proportionate advice on what needs to be done, without a financial incentive to recommend any particular treatment
- Written report — a professional document you can share with the tenant, a solicitor, or a tribunal if needed
Why independent matters
Many damp surveys are carried out by companies who also sell remediation products and treatments. Their commercial interest is to recommend treatment — whether or not the property genuinely needs it. An independent surveyor has no product to sell, no contractor relationship, and no incentive beyond giving an accurate diagnosis.
For Awaab’s Law purposes, an independent report also carries more weight than a report produced by a contractor who stands to benefit from the recommended works.
Who we survey for
- Housing associations and councils — repeat commission basis for portfolio damp and mould investigations, with consistent reporting format
- Private landlords — responding to tenant reports, or proactive inspection before a tenancy begins or ends
- Letting agents — independent evidence to clarify tenant versus landlord responsibility
Frequently asked questions
Does Awaab’s Law apply to private landlords?
Awaab’s Law began in social housing through the Social Housing (Regulation) Act 2023. The Renters’ Rights Act 2025 extends equivalent damp and mould duties to the private rented sector. If you are a private landlord or letting agent, you should expect to demonstrate prompt investigation and a dated, evidenced record in the same way as social landlords.
What makes a defensible audit trail?
A strong file includes: the date the hazard was reported by the tenant; dated investigation findings with calibrated readings; photographs; the written summary provided to the tenant; and the repair timeline. The aim is a clear, contemporaneous record that shows you acted promptly and proportionately.
Is condensation always the landlord’s responsibility?
Not automatically. Condensation arises from an interaction between the building fabric (thermal performance, ventilation provision) and how the property is used (heating, moisture production, occupancy). A professional survey identifies the cause — if inadequate ventilation or a structural thermal bridge is driving the condensation, that is typically a landlord matter. If the property is structurally sound but condensation is driven by behaviour, the picture is more nuanced. Either way, you need the evidence.
How quickly can you turn around a survey?
Contact us to discuss your timeline. We understand that Awaab’s Law sets strict investigation windows and we aim to accommodate urgent requests where possible.
Book an independent Awaab’s Law compliance survey
Independent. No product bias. Written report. Contact us to discuss your requirements.