Awaab's Law from 6 April 2026
Damp and mould (HHSRS Hazard 1) is now also subject to Awaab's Law in the private rented sector: landlords must acknowledge reports within 14 days, provide a repair plan within 7 days, and begin works within 7 days of the plan.
What is HHSRS?
The Housing Health and Safety Rating System is the statutory framework under Part 1 of the Housing Act 2004 for assessing housing hazards in residential properties. It covers 29 hazard categories grouped across physiological requirements, psychological requirements, protection against infection, and protection against accidents.
The 29 hazard categories (key ones for private landlords)
- Hazard 1 — Damp and mould growth: The most commonly enforced category. Cold bridging, condensation, rising damp, and penetrating damp all contribute to this hazard
- Hazard 2 — Excess cold: Properties with EPC F or G ratings are at high risk. Inadequate heating system, poor insulation, or draught infiltration are contributing factors
- Hazard 8 — Electrical hazards: Old wiring, lack of RCD protection, overloaded circuits — an EICR identifies these independently but HHSRS assesses occupant risk
- Hazard 18 — Falling on level surfaces: Trip hazards on level floors, including damaged flooring
- Hazard 21 — Fire: Lack of smoke alarms, obstructed escape routes, inadequate fire doors in HMOs
Enforcement powers
- Improvement Notice: Most common — requires specified remedial works within a set timeframe. Appealable to the First-tier Tribunal within 21 days
- Prohibition Order: Prohibits use of the dwelling or part of it. Used where works alone cannot remedy the hazard
- Emergency Remedial Action: Council carries out works and recovers cost from landlord. Used for imminent serious harm risk
- Hazard Awareness Notice: Informal notice for Category 2 hazards. Not directly enforceable but creates a formal record
- Failure to comply with an Improvement Notice is a criminal offence (unlimited fine) or civil penalty up to £30,000
Sources
This guide is accurate as at 6 June 2026. It is provided for information purposes only and does not constitute legal advice.