What is Awaab’s Law?

Awaab’s Law is one of the most important changes to rental property standards in England. It was introduced after the tragic death of two-year-old Awaab Ishak, who died in 2020 after prolonged exposure to mould in his social rented home.

Since then, the law has become a turning point for how landlords are expected to deal with serious hazards, especially damp and mould. Rather than allowing repair issues to drift on for weeks or months, Awaab’s Law sets clear timeframes for investigation, communication and urgent safety work.

For private landlords, this is particularly important. The Renters’ Rights Act is extending Awaab’s Law to the private rented sector, meaning landlords will be expected to respond quickly when homes contain serious hazards.

Here’s what landlords need to know.

Why was Awaab’s Law introduced?

Awaab’s Law was created in memory of Awaab Ishak. His parents had repeatedly raised concerns about mould in their home, but action was not taken quickly enough. Following his death, there were calls for stronger rules to make sure landlords could not ignore serious hazards.

The purpose of the law is simple: tenants should not be left living in unsafe homes while repairs are delayed.

It is also designed to change the “repair and respond” culture in rented housing. Instead of waiting until a problem becomes severe, landlords are expected to assess risks properly, act within set timeframes and keep tenants updated throughout the process.

Does Awaab’s Law apply to private landlords?

At the moment, the confirmed detailed repair deadlines apply to social landlords in England. However, the Renters’ Rights Act will extend Awaab’s Law to privately rented homes.

This means private landlords should start preparing now. While the final private rented sector regulations are still expected to set out the exact requirements, the direction of travel is clear: landlords will need to deal with serious hazards, such as damp and mould, much faster than before.

The government has said that the law will imply terms into private rented sector tenancy agreements. In simple terms, this means landlords will have to follow the legal requirements once they are set. If they fail to comply, tenants may be able to challenge them through the courts, and the court may order the landlord to take action and/or pay compensation.

What are the Awaab’s Law deadlines?

The current social housing guidance gives landlords a useful idea of how the system works. Under Awaab’s Law, the clock starts when a landlord becomes aware of a potential hazard. This could be because the tenant reports it, a contractor spots it, or the landlord becomes aware of it during an inspection.

The key timeframes are:

• Emergency hazards must be investigated and made safe as soon as reasonably practicable, and within 24 hours.
• Potential significant hazards must be investigated within 10 working days.
• A written summary of the investigation must be provided to the tenant within 3 working days of the investigation ending.
• If the investigation confirms a significant hazard, relevant safety work must be completed within 5 working days.
• If extra preventative works are needed to stop the issue returning, the landlord must begin them, or take steps to begin them, within 5 working days.
• If the home cannot be made safe within the required timeframe, suitable alternative accommodation must be arranged.

These deadlines are not targets to work towards slowly. They are the maximum timeframes. If a hazard is serious enough to need a faster response, landlords should act sooner.

What counts as a serious hazard?

Awaab’s Law is best known for damp and mould, but it is not limited to cosmetic mould or minor condensation. The focus is on hazards that pose a significant risk to the tenant’s health or safety.

Examples may include:

• severe damp and mould
• major leaks
• dangerous electrical faults
• broken external doors or windows that affect security
• structural defects
• total loss of water supply
• broken heating in cold weather
• gas or carbon monoxide risks.

In social housing, the law is being introduced in phases. The first phase focuses on emergency hazards and significant damp and mould. In 2026, it expands to hazards including excess cold and heat, falls, structural collapse, fire, electrical hazards, explosions, hygiene and food safety. In 2027, it is expected to expand to the remaining HHSRS hazards, apart from overcrowding.

For private landlords, the final list and timing will be confirmed through the private rented sector regulations, but it is wise to use the social housing framework as a guide for best practice.

How does the person-centred risk assessment work?

One of the most important parts of Awaab’s Law is the person-centred approach. This means landlords should not only look at the property defect itself. They also need to think about who is living in the property and how that hazard could affect them.

For example, mould may be especially dangerous for:

• young children
• older tenants
• pregnant tenants
• tenants with asthma, COPD or other respiratory conditions
• tenants with weakened immune systems
• tenants with mobility issues
• tenants who spend a lot of time indoors.

This does not mean landlords need to carry out a medical assessment. However, they should take reasonable steps to understand the tenant’s circumstances and use that information when deciding how urgent the problem is.

For example, a broken boiler may be serious in any home, but it could become much more urgent in winter if the tenant is elderly, has a baby, or has a health condition affected by cold temperatures.

This is why good record keeping matters. Landlords should keep clear notes of repair reports, tenant communications, vulnerabilities shared by the tenant, inspection findings, contractor updates and the steps taken to resolve the issue.

What should landlords do when damp or mould is reported?

When a tenant reports damp or mould, it should be treated seriously from the beginning. Painting over mould or telling tenants to open windows is unlikely to be enough, especially if there may be an underlying defect.

Landlords should:

• acknowledge the report quickly
• ask for photos or videos where useful
• check whether anyone in the household is vulnerable
• arrange an inspection within the required timeframe
• identify the cause, not just the visible mould
• make the property safe
• carry out follow-up works to stop the problem returning
• keep the tenant updated in writing.

The cause of damp and mould can vary. It may be linked to poor ventilation, leaks, damaged guttering, roof defects, insulation problems, rising damp or a heating issue. The key is to investigate properly and take practical action.

What if the tenant caused the problem?

Landlords may sometimes believe that a problem has been caused by how the tenant is using the property. However, this should be handled carefully.

Awaab’s Law focuses on hazards that result from defects, disrepair or lack of maintenance where the landlord is responsible and has control over the repair. If the issue is genuinely caused by tenant damage or a breach of the tenancy agreement, this may affect the landlord’s obligations.

That being said, landlords should avoid making assumptions. A proper inspection is often needed to understand the cause. Even where tenant behaviour has contributed to condensation, the landlord may still need to consider whether ventilation, heating, insulation or building defects are making the problem worse.

What happens if landlords do not comply?

Once Awaab’s Law applies to private rented homes, tenants will be able to take action if landlords fail to meet the required standards. The government has said that tenants will be able to challenge landlords through the courts for breach of contract. The court may then order the landlord to complete the work and/or pay compensation.

Tenants may also be able to raise complaints through the new Private Rented Sector Landlord Ombudsman once that system is in place.

Alongside this, the wider Renters’ Rights Act includes stronger enforcement powers for local councils, including civil penalties for certain breaches. This means poor repair handling could become not just a tenant relationship issue, but a legal and financial risk too.

How can private landlords prepare?

The best way to prepare is to make sure your repair process is organised, documented and quick.

Here’s what you should do:

• Create a clear system for tenants to report repairs.
• Keep written records of every report.
• Prioritise damp, mould and health and safety hazards.
• Build relationships with reliable contractors.
• Keep tenant vulnerability information up to date where it has been shared.
• Carry out regular inspections.
• Keep evidence of photos, reports, invoices and completed works.
• Review your landlord insurance and legal protection cover.

You should also make sure your property is maintained to a good standard. Small issues, such as a minor leak or blocked guttering, can quickly become serious if ignored.

The landlord’s checklist

To stay ahead of Awaab’s Law, landlords should make sure they can answer the following questions:

• Do tenants know how to report repairs?
• Are repair reports logged with dates and times?
• Do you have a process for identifying emergency hazards?
• Can you arrange inspections quickly?
• Do you know whether any tenants have vulnerabilities that may affect repair urgency?
• Are damp and mould reports investigated properly?
• Are tenants updated in writing?
• Do you have reliable contractors available for urgent works?
• Can you prove what action was taken and when?

If the answer to any of these is no, now is the time to improve your process.

Awaab’s Law is about making sure tenants are safe in their homes. For landlords, it means repair handling needs to be faster, more organised and more tenant-focused.

Although the detailed private rented sector rules are still being finalised, the message is already clear: serious hazards cannot be ignored. Landlords will need to investigate issues quickly, understand the risk to the people living in the property and take action within strict deadlines.

So, if you’re looking for landlord insurance to help protect your rental property, get in touch with CIA Landlords today for a tailored quote on 01788 818 670. You can also visit our advice centre for more information on managing your rental property.