Awaab's Law UK: What Landlords and Tenants Need to Know About Mold

The tragic death of two-year-old Awaab Ishak in December 2020 — caused by prolonged exposure to mold in his Rochdale social housing flat — prompted a fundamental change in UK housing law. Awaab's Law, now in force, represents a significant shift in landlord obligations and tenant rights around damp and mold in social housing. This guide explains what the law requires, who it applies to, and what it means for both landlords and tenants.

Background: Who Was Awaab Ishak?

Awaab Ishak was a two-year-old child living in social housing in Rochdale, Greater Manchester. His family had repeatedly reported severe mold growth in their flat over years — mold so extensive that it covered walls throughout the property. In December 2020, Awaab died from a severe respiratory condition that the coroner attributed directly to the mold in the flat. The coroner's findings, and the subsequent public outrage, led directly to legislative change.

What Awaab's Law Requires

Awaab's Law came into force on 27 October 2025 as part of the Social Housing (Regulation) Act 2023. It imposes the following mandatory timescales on social housing landlords:

• Emergency hazards: Must be investigated and made safe within 24 hours of the tenant reporting them
• Damp and mold hazards presenting significant risk: Must be investigated within 10 working days of being notified
• Making safe: Following investigation, the property must be made safe within a further 5 working days
• Written report: A written summary of investigation findings must be provided to the tenant within 3 working days of the investigation concluding

Who Does Awaab's Law Currently Apply To?

In its current phase, Awaab's Law applies to social housing providers only — local authority (council) housing and housing association properties in England. It does not yet apply to the private rented sector, although the government has stated its intention to extend the law to private landlords through consultation in due course.

Phased Implementation

The current phase of Awaab's Law covers emergency hazards and damp and mold. A second phase, expected in 2026, will extend the mandatory timescales to cover additional hazards including:

• Excess cold and excess heat
• Electrical hazards
• Falls risks
• Hygiene hazards
• Structural collapse risks
• Fire hazards

Private Renters: Current Rights

Private renters do not yet have the specific timescale protections of Awaab's Law, but they are not without rights:

• The Homes (Fitness for Human Habitation) Act 2018 requires landlords to ensure properties are fit for human habitation at the start and throughout a tenancy. Severe damp and mold constitutes a fitness for habitation deficiency, and tenants can take legal action in the county court.
• The Housing Health and Safety Rating System (HHSRS) allows local councils to inspect and serve enforcement notices on landlords where hazards (including damp and mold) are identified.
• The Renter's Rights Act (progressing through Parliament) is expected to further strengthen private tenant protections.

Tenant Advice: Protecting Your Rights

• Always report mold and damp in writing (email or letter) — this creates a dated record of your notification
• Photograph mold growth with date stamps
• Keep copies of all correspondence with your landlord
• Social tenants: if your landlord fails to meet Awaab's Law timescales, contact the Housing Ombudsman
• Private tenants: seek advice from your local Citizens Advice bureau or a housing solicitor

For Landlords: Professional Mold Remediation

Awaab's Law requires social landlords to take mold seriously as a hazard, not a tenant housekeeping issue. For landlords and property managers needing to meet the new timescales, professional mold remediation is the only approach that addresses the problem comprehensively and provides the documented evidence of works completed needed to demonstrate compliance. Flash Restorations provides rapid-response professional mold surveys and remediation across the UK with full documentation. Call 0800 123 4567 for priority service.