Awaab's Law is named after Awaab Ishak, a two-year-old boy who died in December 2020 following prolonged exposure to mould in his social rented home in Rochdale. A coroner's inquest found that his death was caused by a respiratory condition triggered by mould in the property. The case prompted a national campaign by his family, Shelter, and the Manchester Evening News, and led directly to the introduction of new legislation requiring landlords to address hazardous conditions within fixed timeframes. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
Awaab's Law is now being extended to the private rented sector through the Renters Rights Act 2025. Private landlords in England need to understand what this law requires, when it will apply to them, and what steps to take now.
What Awaab's Law is
Awaab's Law imposes legal duties on landlords to investigate and remedy hazardous conditions in rented homes within specific timeframes. It does not create new obligations to maintain properties in good repair generally. It creates enforceable deadlines for acting once a hazard has been reported or identified.
The law was introduced for the social rented sector through the Social Housing (Regulation) Act 2023. The regulations implementing the first phase came into force on 27 October 2025. (Source: Awaab's Law: Guidance for social landlords, GOV.UK, updated October 2025.)
The Renters Rights Act 2025 contains powers to extend Awaab's Law to the private rented sector by implying terms into private tenancy agreements. This means private landlords will be legally required to address hazards such as damp and mould within timeframes set out in regulations. The government has confirmed it will consult on the specific timeframes that will apply to private landlords before bringing the regulations into force. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
Does Awaab's Law currently apply to private landlords?
No. As of April 2026, Awaab's Law applies only to social housing in England let by registered providers of social housing and local authorities. It does not yet apply to privately rented homes. The Renters Rights Act 2025 gives the government the power to extend it to the private rented sector, but the regulations setting out the specific timeframes for private landlords have not yet been made. The government has stated it will consult on this before implementation. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
Private landlords should treat this as a near-term change to prepare for, not an immediate legal obligation.
What the law requires in the social sector — and what private landlords should expect
The social housing regulations give the clearest indication of what private landlords will likely face when the extension comes into force, although the government has said it will consider how best to apply Awaab's Law to the private rented sector in a way that is fair and proportionate and may set different timeframes. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
Under the current social housing regulations, landlords must take the following steps once they become aware of a potential hazard.
For emergency hazards, which include conditions such as gas leaks, severe structural failures, major water leaks, or widespread damp and mould where a vulnerable person such as a pregnant woman, young child, or person with respiratory conditions is at risk, the landlord must investigate within 24 hours of becoming aware. If the investigation confirms an emergency hazard, relevant safety works must be completed and the property made safe within 24 hours. If this is not possible, the landlord must provide suitable alternative accommodation at their own expense until the works are done. (Source: Awaab's Law: Guidance for social landlords, GOV.UK, updated October 2025.)
For significant hazards, which are hazards that present a significant risk of harm but do not require emergency action, the landlord must complete an investigation within 10 working days of becoming aware. Following the investigation, relevant safety works to make the property safe must be completed within 5 working days. Supplementary preventative works to stop the hazard recurring must begin within 5 working days of the investigation, or as soon as possible if that is not achievable, and must be physically started within 12 weeks. The landlord must provide a written summary of the investigation findings to the tenant within 3 working days of completing the investigation. (Source: Awaab's Law: Guidance for social landlords, GOV.UK, updated October 2025.)
The day the landlord becomes aware of a potential hazard counts as day zero. Timeframes begin from the following working day.
Damp and mould specifically
The first phase of Awaab's Law in the social sector focuses on damp and mould. This is also the hazard most commonly associated with the law's origin. Under the guidance, landlords cannot attribute damp and mould to tenant lifestyle choices as a reason to avoid action. Everyday activities such as cooking, bathing, and drying laundry will contribute to indoor moisture and these are not considered a breach of the tenancy on the tenant's part. The underlying cause of damp and mould whether structural, caused by disrepair, or caused by inadequate ventilation or insulation is the landlord's responsibility to address. (Source: Awaab's Law: Guidance for social landlords, GOV.UK, updated October 2025.)
Factors that increase the risk level of a damp and mould hazard include the extent and location of the mould, how long it has been present, the ventilation and insulation in the property, and whether any occupants are particularly vulnerable including young children, pregnant women, older residents, or people with pre-existing respiratory conditions such as asthma or COPD. (Source: Awaab's Law: Guidance for social landlords, GOV.UK, updated October 2025.)
Future phases of Awaab's Law
The social housing regulations are being expanded in phases. In 2026, the regulations will be extended to cover additional hazards in the social sector including excess cold and excess heat, falls on stairs and between levels, structural collapse, fire and electrical hazards, and domestic hygiene and food safety hazards. In 2027, the regulations will extend to all remaining Housing Health and Safety Rating System hazards apart from overcrowding. (Source: Awaab's Law: Guidance for social landlords, GOV.UK, updated October 2025.)
The timeline for applying these expanded hazards to the private rented sector has not been confirmed. The government has committed to consulting on this.
How enforcement will work in the private rented sector
When Awaab's Law is extended to the private rented sector, the obligations will be implied into tenancy agreements as legal terms. If a private landlord fails to comply, tenants will be able to take enforcement action through the courts for breach of contract. A court finding a landlord in breach can order the landlord to take appropriate action and pay compensation. Tenants will also be able to escalate complaints to the Private Rented Sector Landlord Ombudsman once that service is operational. Civil penalties of up to £7,000 for initial breaches and up to £40,000 for serious or repeat breaches will also apply. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
What private landlords should do now
Awaab's Law is not yet in force for private landlords, but the extension is confirmed in primary legislation and consultation on the timeframes is expected. The practical steps to take now are straightforward.
Respond promptly to any report of damp, mould, leaks, cold, or structural issues. Even without the specific timeframes applying, private landlords already have repair obligations under the Landlord and Tenant Act 1985 and the Housing Health and Safety Rating System. Awaab's Law will add fixed deadlines on top of existing duties, not replace them.
Keep records of all reports from tenants about property conditions, the date you became aware of each issue, what investigation you carried out, and what remedial action you took and when. When Awaab's Law comes into force, a landlord's defence against a breach claim rests on demonstrating that all reasonable steps were taken. Clear records are the foundation of that defence. (Source: Awaab's Law: Guidance for social landlords, GOV.UK, updated October 2025.)
Do not assume that damp and mould is caused by tenants. Investigate the structural cause first. Where ventilation, insulation, or disrepair is the underlying issue, that is the landlord's responsibility.
Prepare for the timeframes to be similar to those in the social sector, even if the government ultimately sets different thresholds for private landlords. Understanding the 24-hour emergency and 10 working day significant hazard framework now will help you build the right processes before the regulations come into force.
LLCR helps you keep records of compliance actions, maintenance history, and certificate status across your portfolio. A clear compliance record is your most important asset if a tenant brings an enforcement claim.
Check if your property is compliant now using LLCR's free compliance checker.