Navigating Awaab’s Law: What Private Landlords Need to Know and Do

Introduction

In December 2020, two-year-old Awaab Ishak tragically died following prolonged exposure to black mould in his family’s social housing flat in Rochdale. The case exposed systemic failures in how landlords responded (or failed to respond) to reported health-hazards such as damp and mould.

In response, the UK Government introduced Awaab’s Law (section 42 of the Social Housing (Regulation) Act 2023) which, for the first time, imposes clear time-limits on landlords (initially social landlords) to investigate and remedy hazards.

The main requirements for social landlords came into force on Monday 27 October 2025 specifically to investigate damp and mould, and this will expand over the next 2 years to other serious hazards.

But although the law currently applies to social housing providers, private landlords cannot afford to wait. The regulatory tide is turning, and the upcoming extension of these obligations into the Private Rented Sector (PRS) will have significant implications as the government has indicated it will extend similar obligations to private landlords through the Renters Rights Bill.

What is Awaab’s Law

• Awaab’s Law inserts into social housing tenancy agreements a legal implied term obliging the landlord to act within prescribed timescales once a relevant hazard is reported.
• It wants to force landlord accountability, shifting from just general “repair obligations” under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018 towards specific deadlines.
• Failure to comply opens landlords up to legal action for breach of tenancy, enforcement notices, potentially large fines or remediation orders.

Implications for Private Landlords

Even though the current mandatory obligations of Awaab’s Law apply only to social housing providers, private landlords should treat this as a clear “wake-up call.” The PRS will likely be brought into alignment via the Renters’ Rights Bill. So while you may not yet be bound by exactly the same time-frames, you will need to prepare.

Increased risk exposure

• Failure to act on complaints of damp/mould may lead to claims not only under existing laws (Landlord & Tenant Act, Fitness for Human Habitation), but soon under statutory regime akin to Awaab’s Law.
• Landlords may face local authority enforcement action, civil claims from tenants, or regulatory action when the PRS regime is extended.

Operational & management consequences

• You will need to ensure your repair and maintenance processes are robust: clear reporting, inspection, prioritisation, remediation, and record-keeping.
• You may need to reconsider your property inspection schedule, ventilation/heating regimes, contractor responsiveness, and contingency accommodation planning.
• For letting agents or property managers acting on behalf of landlords, their responsibilities will increase — to ensure landlords meet the “Awaab standard”.

 What Private Landlords Should Do Now

Given the inevitability of higher standards, private landlords are strongly advised to act now rather than wait for formal regulation.

1. Check your properties
   • Identify properties with known history of damp/mould issues, older buildings, poor ventilation, and review past repair logs
2. Review and update your reporting and repair process
   • Establish a formal process for tenant reports of damp/mould (and other hazards).
   • Ensure you issue a written summary to tenants once investigation is complete and keep full documentation and records.
3. Conduct proactive inspections
   • Especially for higher-risk properties, schedule 3 – 6 month inspections rather than waiting for tenant complaints. Look for condensation, mould growth, ventilation issues, leaking plumbing, inadequate heating.
   • Document inspection findings and actions taken
4. Improve ventilation/heating and remediate damp/mould issues
   • Ensure adequate heating and ventilation to prevent condensation and mould
   • Engage specialist damp/mould remediation if required and maintain records.
5. Maintain clear records
   • For each report/incident keep a date of tenant complaint, date of investigation, date of remediation, summary of action, photographs before and after, tenant communications.
6. Communicate with tenants
   • Provide tenants with clear guidance on how to report damp/mould and what process they should expect.

Conclusion

Awaab’s Law represents a change in UK housing regulation.

While it currently applies to social housing providers, it’s clear that private landlords will soon face the same or substantially similar duties.

For private landlords, take early action to reduce your legal, financial and reputational risk and to ensure you are prepared for any changes in legislation.

Navigating landlord obligations can be complex. Contact our property disputes experts today for guidance on Awaab’s Law and landlord obligations. Call 0330 822 3451 or request a callback online.