Awaab's Law 2026, Complete Landlord Compliance Guide

Awaab's Law is a legal framework that requires landlords to investigate and repair damp, mould, and other hazardous conditions within prescribed timeframes once a tenant raises a complaint. Named after Awaab Ishak, a two-year-old who died in Rochdale in 2020 as a result of exposure to mould in a social rented home, the provisions entered force in the social housing sector under the Social Housing (Regulation) Act 2023. The extension to England's private rented sector is expected under the Renters' Rights Act 2025, date to be confirmed by secondary legislation.

What does Awaab's Law actually require?

The core obligation is a three-stage duty triggered whenever a tenant reports a damp, mould, or HHSRS hazard:

1. Acknowledgement: You must acknowledge the report promptly. Written acknowledgement; email, text, or letter, creates a clear record of the start date
2. Investigation: You must inspect the property within the investigation period prescribed by regulations. The inspection must assess the cause and severity of the hazard, not just note its existence
3. Repair: You must complete all necessary remediation works within the repair period prescribed by regulations. For emergency hazards (those posing an immediate risk to health or safety), significantly shorter timeframes apply, potentially within 24 hours

What counts as a hazard under Awaab's Law?

The trigger is any condition that could be assessed as a High (H) hazard or Medium or Low hazard under the Housing Health and Safety Rating System (HHSRS). In practice, the most common triggers are:

• Damp and mould growth (HHSRS hazard category: Damp and Mould Growth)
• Excess cold (particularly relevant in poorly insulated properties)
• Excess heat (relevant in top-floor flats and buildings without ventilation)
• Lead, asbestos, and other structural hazards where reported by the tenant
• Carbon monoxide and fuel-burning combustion appliances

Building a compliant hazard log

Your hazard log is your primary evidence in any enforcement action or disrepair claim. It should record:

• The date and method of every tenant report (save email threads, text messages, and written letters)
• The date you acknowledged the report and the form of acknowledgement
• The date of your inspection, the inspector's name, and the inspection findings
• The root cause identified (for damp: structural penetration, condensation, rising damp?)
• The remediation works specified, the contractor instructed, and the expected completion date
• The date works were completed and any follow-up inspection confirming the hazard was resolved

Enforcement powers under Awaab's Law

Local authorities have the following enforcement tools where a landlord fails to comply with Awaab's Law timeframes:

• Improvement Notice: Served under the Housing Act 2004 where a High (H) hazard or Medium or Low hazard is identified. Specifies works and a compliance deadline. Non-compliance is a criminal offence
• Civil Penalty Notice: Up to £40,000 per offence under the Renters' Rights Act 2025 framework
• Emergency Remedial Action: Local authority can carry out emergency works itself and recover costs from the landlord
• HMO licence review: A hazard enforcement action can trigger a review of any HMO or selective licence held on the property
• Rent Repayment Order: Tenants can apply to the First-tier Tribunal for a Rent Repayment Order where a landlord has been convicted of a relevant housing offence, up to 24 months' rent

Proactive inspections and local authority enforcement

Several local authorities; including Greater Manchester councils, Birmingham City Council, Bristol City Council, and Nottingham City Council, have received dedicated PRS enforcement funding from central government. Awaab's Law gives these councils a new trigger for proactive inspections: once a hazard report is logged, the council can attend to monitor compliance without needing a formal complaint from the tenant.

Damp and mould prevention: a practical framework

Prevention is always preferable to reactive compliance. The following measures reduce damp risk and are consistent with the Awaab's Law standard:

• Annual property inspection noting condensation, mould spots, penetrating damp, and gutter/downpipe condition
• Written guidance to tenants on adequate ventilation; leaving trickle vents open, using extractor fans, airing the property daily
• MVHR (mechanical ventilation with heat recovery) or continuous ventilation in kitchens and bathrooms where condensation risk is high
• Structural repairs to roof, gutters, and pointing before winter to prevent penetrating damp
• Annual check of window seals and secondary glazing in properties where condensation on glazing is likely

Awaab's Law and your tenancy agreement

A well-drafted Periodic Assured Tenancy Agreement (required for all new tenancies from 1 May 2026) should cross-reference the landlord's hazard reporting obligations and give tenants a clear reporting channel. LetSafe UK's PAT template includes a dedicated hazard reporting clause and a tenant ventilation guidance annex.

Sources and legislation

• Renters' Rights Act 2025 (legislation.gov.uk)
• Social Housing (Regulation) Act 2023, Awaab's Law origins
• gov.uk: HHSRS guidance for landlords

This guide is accurate as at 27 May 2026. It is provided for information purposes only and does not constitute legal advice.