Awaab's Law originated in the social rented sector following the death of Awaab Ishak in 2020. It imposes strict statutory timescales on landlords to investigate and remedy damp, mould, and other health hazards. The Renters' Rights Act 2025 extends the regime to private landlords in England, with commencement expected during 2026–27 following consultation. If you let property in England, this will apply to you.
The three response windows
| Window | Trigger | Action |
|---|---|---|
| Day 1 | Tenant reports a prescribed hazard in writing | Acknowledge receipt, log the complaint |
| Within 14 days | Report requires investigation | Inspect, obtain a written survey or opinion |
| 'As soon as reasonably practicable' | Investigation confirms a hazard | Remedial works to resolve the hazard |
| Within 24 hours (emergency) | Hazard presents imminent risk | Make safe, temporary accommodation if needed |
Under the Housing Health and Safety Rating System (HHSRS), serious damp or mould is a Category 1 hazard. Even without Awaab's Law, a local authority can require remedial works within 21 days. With Awaab's Law, the tenant can also pursue civil action.
Prescribed hazards under Awaab's Law
- Damp and mould growth.
- Excess cold.
- Excess heat.
- Carbon monoxide and fuel combustion products.
- Electrical hazards (consistent with the EICR regime).
- Structural collapse and falling elements.
- Domestic hygiene, pests and refuse.
- Food safety (shared cooking facilities in HMOs).
What 'investigation' means in practice
A visual inspection by the landlord is rarely enough. For damp/mould you need an independent survey identifying the cause, rising damp, penetrating damp, condensation, interstitial. For electrical, you need an EICR-type check. Keep written reports and photos. Without evidence of investigation, the default assumption is that you did nothing.
Documenting the response timeline
- Record the tenant report with time, date, and channel (email/phone/WhatsApp).
- Acknowledge in writing within 24 hours.
- Book an inspection within 14 days. Send the tenant the appointment.
- Obtain a written survey / surveyor's opinion. Copy to tenant.
- Quote and schedule remedial works. Copy to tenant.
- Complete works. Obtain confirmation of remediation. Copy to tenant.
- Log the entire chain in your compliance file, this is what the court will ask for.
When it's a condensation-only complaint
Condensation is still a prescribed hazard if severe. The fact that better ventilation or heating habits would reduce it does not remove your duty. The right response is to investigate, advise, and, where the building fabric contributes (cold bridges, inadequate extraction), remediate. Never dismiss a mould complaint as 'a lifestyle issue' in writing; that single phrase has lost more than one case.
Our <a class='underline text-brand-700' href='/shop/awaabs-law-response-template'>Awaab's Law Response Template</a> gives you the day-1 acknowledgement, the 14-day inspection report frame, the quote-and-schedule letter, and a completion certificate, the exact paper trail a tribunal expects.