Awaab's Law: Damp & Mould Responsibilities for Landlords
Awaab's Law sets strict timescales for landlords to address damp and mould. Understand the new requirements, response deadlines, and how to prevent issues.
The Latch Team
Editorial
Awaab's Law is named after two-year-old Awaab Ishak, who died in December 2020 from a respiratory condition caused by prolonged exposure to mould in his family's housing association flat in Rochdale. His death — and the coroner's findings that it was directly caused by the housing conditions — led to a landmark change in UK housing law.
Originally introduced for social housing through the Social Housing (Regulation) Act 2023, Awaab's Law has been extended to the private rented sector through the Renters' Rights Act 2025. The law sets strict timescales for landlords to investigate and remedy hazards such as damp and mould, with serious consequences for non-compliance.
This guide explains what Awaab's Law requires, the specific timescales landlords must meet, how to prevent and address damp and mould, documentation requirements, and how Latch helps you manage maintenance requests within the prescribed timeframes.
What Is Awaab's Law?
Awaab's Law creates legally binding timescales within which landlords must investigate and remedy hazards reported by tenants. The law recognises that delays in addressing damp, mould, and other housing hazards can have serious — and in Awaab Ishak's case, fatal — consequences.
The law requires landlords to:
- Investigate hazards reported by tenants within a prescribed timeframe
- Begin emergency repairs within a prescribed timeframe for urgent issues
- Complete non-emergency remedial work within a prescribed timeframe
- Keep the tenant informed of progress throughout the process
- Not attempt to shift blame to the tenant's lifestyle without proper investigation
Background: The coroner at Awaab Ishak's inquest found that the housing association had known about the mould for years but failed to take effective action, instead blaming the tenant's cooking and bathing habits. Awaab's Law is specifically designed to prevent this kind of inaction.
Prescribed Timescales
Awaab's Law sets the following timescales for landlord action after a tenant reports a hazard:
| Action | Timescale | Details |
|---|---|---|
| Acknowledge the report | Within 14 calendar days | You must acknowledge receipt of the tenant's complaint and provide a written response. |
| Investigate the hazard | Within 14 calendar days | You must carry out an investigation to determine the cause and severity of the hazard. |
| Begin emergency repairs | Within 24 hours | If the hazard poses an immediate risk to health or safety, emergency repair work must begin within 24 hours. |
| Complete emergency repairs | Within 7 calendar days | Emergency repairs must be completed within 7 days of the report. |
| Begin non-emergency repairs | Within 7 calendar days of investigation | Once the investigation is complete, non-emergency repair work must begin within 7 days. |
| Complete non-emergency repairs | Within a reasonable timescale | The regulations will specify maximum timescales for different types of work. |
Emergency hazards include: Severe damp and mould affecting bedrooms or living areas, water ingress causing electrical hazards, structural issues posing a collapse risk, and any condition that poses an immediate risk to the health of a vulnerable person (child, elderly, or immunocompromised occupant).
What Causes Damp and Mould?
Understanding the causes of damp and mould is essential for effective remediation. The three main types of damp in rental properties are:
Penetrating Damp
Water entering the building from outside through walls, roofs, or windows. Common causes include damaged roof tiles, cracked render, failed pointing, leaking gutters, and damaged window seals. This is always the landlord's responsibility to fix.
Rising Damp
Groundwater travelling upwards through walls and floors by capillary action. Usually caused by a failed or absent damp-proof course (DPC). Identifiable by a tide mark on lower walls, typically no higher than 1 metre. This is always the landlord's responsibility.
Condensation
The most common cause of mould in rental properties. Warm, moist air contacts cold surfaces (walls, windows) and condenses, creating conditions for mould growth. While tenant behaviour (drying clothes indoors, not ventilating) can contribute, the landlord has a responsibility to ensure the property is adequately heated, insulated, and ventilated.
Do not blame the tenant: Under Awaab's Law, landlords cannot simply attribute mould to tenant lifestyle without conducting a proper investigation. Even condensation mould may indicate inadequate insulation, heating, or ventilation — all of which are the landlord's responsibility.
Landlord Obligations
Your obligations when damp or mould is reported include:
- Acknowledge promptly: Respond to the tenant's report within 14 days with a written acknowledgement
- Investigate properly: Inspect the property to determine the cause of the damp/mould. This may require a specialist survey for rising or penetrating damp.
- Take action: Begin repair work within the prescribed timescale. For emergency cases, this means within 24 hours.
- Fix the root cause: Do not just treat the symptoms (cleaning mould) without addressing the underlying cause (leak, insulation, ventilation).
- Follow up: After repairs, check that the issue has been resolved and the mould has not returned.
- Document everything: Keep records of the report, investigation, actions taken, and outcomes.
How to Prevent Damp and Mould
Prevention is far more effective and less costly than remediation. Key preventive measures for landlords include:
| Measure | Estimated Cost | Effectiveness |
|---|---|---|
| Adequate ventilation (trickle vents, extractor fans) | £100 - £500 | High — removes moisture before it condenses |
| Loft insulation (270mm) | £300 - £600 | High — prevents cold spots where condensation forms |
| Cavity wall insulation | £500 - £1,500 | High — keeps wall surfaces warmer |
| Double glazing | £3,000 - £8,000 | Medium-High — reduces window condensation |
| Damp-proof course repair | £500 - £3,000 | High — prevents rising damp |
| Roof and gutter maintenance | £100 - £500 annually | High — prevents penetrating damp |
| Mould-resistant paint | £50 - £200 per room | Medium — treats symptoms, helps prevent recurrence |
Latch maintenance tracking: Schedule regular property inspections in Latch and use the maintenance checklist to identify early signs of damp, condensation, or mould before they become serious problems.
Documentation Requirements
Under Awaab's Law, thorough documentation is essential. For every damp or mould report, you should maintain:
- Date and method of the tenant's initial report
- Date of your written acknowledgement (within 14 days)
- Date and findings of your investigation/inspection
- Photographs of the affected areas before remediation
- Details of contractors appointed and work instructed
- Dates work commenced and was completed
- Photographs of the completed work
- Follow-up inspection dates and findings
- All correspondence with the tenant throughout the process
This documentation serves as your evidence that you met the prescribed timescales and took appropriate action. In any enforcement action or ombudsman complaint, your records will be the primary evidence of your compliance.
Consequences of Non-Compliance
Failing to meet Awaab's Law timescales can result in:
- Enforcement action by the local authority: Including improvement notices and prohibition orders
- Complaints to the landlord ombudsman: Which can result in compensation orders, apologies, and service improvements
- Civil claims by tenants: For disrepair, personal injury, and damage to belongings
- Rent repayment orders: If the property is in such poor condition that it constitutes a housing offence
- Criminal prosecution: In the most serious cases, for health and safety offences
- PRS database flags: Non-compliance will be recorded on your PRS database entry, visible to current and prospective tenants
Personal injury claims: If a tenant or their family develops health problems due to damp or mould that you failed to address, you could face substantial personal injury claims. Awards in mould-related disrepair cases have ranged from £5,000 to over £60,000.
How Latch Helps You Comply with Awaab's Law
Latch provides the tools you need to respond to maintenance reports within the prescribed timescales:
Maintenance Request Portal
Tenants can report issues directly through Latch, creating a timestamped record of when the report was received.
Automatic date logging
Response Tracking
Latch tracks the 14-day acknowledgement deadline, the investigation timeline, and the repair completion deadline, sending alerts as deadlines approach.
Deadline management
Contractor Management
Assign work to contractors directly from Latch, track when they attend, and record completion dates.
End-to-end tracking
Photo Documentation
Upload before and after photographs linked to each maintenance request, creating a visual record of the work carried out.
Evidence collection
Compliance Reports
Generate reports showing your response times and compliance with Awaab's Law timescales across your portfolio.
Demonstrate compliance
Meet Awaab's Law Timescales with Latch
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Get Started with LatchDisclaimer: This guide is for informational purposes only and does not constitute legal advice. Awaab's Law timescales for the private rented sector are being implemented through regulations under the Renters' Rights Act 2025. Specific timescales and requirements may be adjusted by statutory instrument. The social housing timescales referenced in this guide are indicative of the expected private sector requirements. Always consult a qualified solicitor for advice specific to your circumstances. Last updated February 2026.
