In the wake of the tragic death of two-year-old Awaab Ishak in 2020 — caused by prolonged exposure to mould in his family’s social housing flat — the UK government introduced Awaab’s Law.
This new legislation aims to hold landlords more accountable for addressing serious hazards like damp and mould promptly and effectively.
If you’re a landlord, especially in the social or private rented sector, understanding your duties under Awaab’s Law is now a critical part of property management. Here’s what you need to know, and what you need to do, to stay compliant.
What Is Awaab’s Law?
Awaab’s Law is a provision added to the Social Housing (Regulation) Act 2023, and while it currently applies to social housing landlords, its principles set a new benchmark for housing standards across the board, including the private sector.
The law introduces strict timeframes for addressing health hazards such as damp, mould, condensation, and other serious issues, with a legal obligation to investigate and act within a set number of days.
Although the final timeframes and processes will be set out in secondary legislation (expected soon), the direction is clear: delays and excuses are no longer acceptable.
Why It Matters
- The law is designed to protect tenants’ health and dignity, especially the most vulnerable.
- Landlords who fail to comply could face enforcement action, fines, and reputational damage.
- Housing Ombudsman and Regulator of Social Housing will have greater powers to act on complaints and breaches.
Even if you’re not currently covered by the legislation (e.g. private landlord), its principles are rapidly becoming best practice — and will likely influence future updates to the Decent Homes Standard.
How Landlords Can Stay Compliant
Here’s a checklist of practical steps you can take now:
1. Carry Out Regular Inspections
- Inspect your properties at least annually, or more frequently if there’s a history of damp or tenant complaints.
- Pay attention to ventilation, windows, pipework, and insulation — all key contributors to condensation and mould.
2. Respond to Complaints Promptly
- Set up a clear process for tenants to report damp, mould, or any other issues.
- Acknowledge complaints within 48 hours, and aim to inspect and start remedial work within 7 to 14 days, or sooner for high-risk cases (e.g. families with young children).
3. Document Everything
- Keep records of:
- Tenant complaints
- Inspection dates and findings
- Repair schedules and completion dates
- This documentation can protect you in the event of an investigation or legal dispute.
4. Invest in Preventative Maintenance
- Install mechanical extractor fans in bathrooms and kitchens.
- Ensure adequate heating and insulation to reduce condensation.
5. Educate Tenants
- Provide a simple guide on how to reduce condensation (e.g. keeping lids on pans, using extractor fans, drying clothes outdoors where possible).
- Make sure tenants know how and when to report problems — and that they feel safe doing so.
6. Stay Updated on Legal Requirements
- Monitor updates from:
- Department for Levelling Up, Housing and Communities (DLUHC)
- Housing Ombudsman
- National Residential Landlords Association (NRLA)
- Once the secondary legislation under Awaab’s Law is published, review your policies and procedures immediately.
7. Use Professional Help When Needed
- If a property has persistent damp or mould, engage a chartered surveyor or a specialist contractor to diagnose the root cause.
- Use certified tradespeople and ensure all work meets relevant Building Regulations.
In Summary:
Awaab’s Law is a reminder that housing is not just about bricks and mortar — it’s about safety, dignity, and human health. For landlords, the law reinforces the importance of proactive property management and tenant communication.
By acting now, you not only stay ahead of legal compliance — you also build trust and reduce long-term costs by preventing more serious issues from taking hold.
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