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Why this law matters
Awaab's Law is named after Awaab Ishak, who died aged two following prolonged exposure to mould in his family's home. It was introduced to stop dangerous housing conditions being left unresolved while tenants wait for inspections, replies and repairs. The first phase came into force in England on 27 October 2025 and applies to social landlords, including councils and housing associations.
It is important to be precise about the scope. The current rules cover all emergency hazards and damp or mould hazards that pose a significant risk of harm. They do not mean that every small patch of mould automatically triggers the same deadline. Your landlord must assess the risk in the context of the home and the people living there, including children and anyone with relevant health needs.
The deadlines you should know
An emergency hazard must be investigated and made safe as soon as reasonably practicable, and within 24 hours of the landlord becoming aware of it. A significant damp or mould hazard must be investigated within 10 working days. Once the investigation finishes, the landlord must make the home safe within five working days. Where further work is needed to prevent the hazard returning, additional requirements apply, including starting that work or taking steps to arrange it promptly.
The landlord must normally give you a written summary of its findings and proposed action within three working days after the investigation. If the property cannot be made safe within the required time, suitable alternative accommodation may need to be offered. These are deadlines for hazards within the law's scope, not a promise that every underlying building repair will be completed in five days.
What should you tell your landlord?
Describe the problem clearly. Say where the mould is growing, how widespread it is, whether water is entering the property and whether anyone is experiencing symptoms. Include photographs and mention children, pregnancy, respiratory illness or other circumstances that could make the hazard more serious. Ask the landlord to confirm how it has assessed the risk and what will happen next.
Keep copies of every message and make reasonable arrangements for access. A missed inspection can delay the process, so ask for a workable appointment if the first offered time is impossible. If you are told that wiping the wall is the answer but the damp keeps returning, explain that the underlying cause still needs investigating.
What changes later in 2026?
From 30 November 2026, the next phase is scheduled to extend the significant-hazard requirements to other dangers in social housing, including excess cold, fire and electrical hazards, falls and some hygiene hazards. The private rented sector is different: legislation provides for an extension, but do not assume the current social-housing deadlines already apply to your private landlord. Existing repair and fitness-for-habitation duties may still give private tenants important rights.
If the deadline passes
Use your landlord's formal complaints route and seek independent advice. Social housing residents may be able to take an unresolved complaint to the Housing Ombudsman; the council and a housing solicitor may also be relevant depending on the circumstances. If you believe there is an immediate danger, report it as an emergency rather than waiting for an ordinary repairs appointment.
Knowing your rights can make a difficult conversation easier. Share this article with a neighbour or tenant group who may not know the new rules, and explore Mental Health 360's free housing and wellbeing information if living conditions are taking their toll.
