Awaab's Law sets fixed deadlines for social landlords in England to deal with damp, mould and other serious hazards. Here is what it requires, what changes on 30 November 2026, and where private renting stands.
Awaab's Law sets fixed deadlines for social landlords in England to investigate and fix dangerous damp and mould, and from 30 November 2026 a wider list of serious hazards. It has applied to councils and housing associations since 27 October 2025.
If you rent privately, it does not apply yet. The government is consulting until 18 December 2026 on extending it to private tenancies, and there is no start date. Private landlords already have to keep the home fit to live in and in repair. This page covers England and is general information, not legal advice.
Source: Safer homes for 4m tenants with quicker action on dangerous homes, GOV.UK.
For damp and mould that poses a significant risk to the health or safety of the people living there, a social landlord must:
If the landlord misses these, the tenant can use the landlord's complaints process and then go to the Housing Ombudsman.
Source: Awaab's Law: guidance for social landlords, GOV.UK.
The same fixed deadlines extend to seven more hazard types in social housing:
The third and final phase, in 2027, brings in the remaining hazards in the Housing Health and Safety Rating System, except overcrowding.
Source: Safer homes for 4m tenants with quicker action on dangerous homes, GOV.UK.
Awaab's Law does not yet apply to private landlords. The Renters' Rights Act 2025 allows the government to extend it to private tenancies. A consultation on how to do that opened on 9 October 2026 and closes on 18 December 2026. There is no start date yet, so be wary of anyone selling compliance against rules that are not in force.
Private landlords already have duties that cover damp and mould: the home must be fit to live in, the structure and exterior must be kept in repair, and councils can require a landlord to put serious hazards right. See damp and mould in a rented home for more.
Source: Extending Awaab's Law to private rented tenancies, GOV.UK consultation.
The law is named after Awaab Ishak, a two year old boy who died in 2020 after prolonged exposure to mould in his family's housing association flat in Rochdale. His family's campaign led to the law.
Awaab's Law requires the landlord to investigate. It does not require an outside surveyor. Where a landlord wants an independent view, or a tenant wants their own record, our report sets out what was found, what is causing it and what will fix it, with thermal images, moisture readings and the date of the visit.
We do not carry out repairs or sell treatments, so there is nothing for us to gain from the answer either way. For landlords, our HHSRS property report looks at the whole home against the same hazard system councils use.
Vigilant Surveys is an independent damp and mould surveying practice covering East Anglia, North London and the West Midlands. We carry out no remedial work, sell no products and take no commission from anyone who does the repairs, so there is nothing to sell you afterwards.
Every survey includes thermal imaging, moisture readings against a dry control and hygrometer readings, and you get a clear written report within 24 hours of the visit. £350 for the problem areas, £450 for the whole property, fixed prices, no payment to book.
Awaab's Law sets fixed deadlines for social landlords in England to deal with damp, mould and other serious hazards. Since 27 October 2025 they must investigate a significant damp and mould hazard within 10 working days, give the tenant a written summary, make it safe within 5 working days of the investigation, and deal with emergencies within 24 hours.
On 30 November 2026. It adds seven hazard types for social housing: excess cold, excess heat, fire and explosions, electrical hazards, falls, structural collapse and falling elements, and domestic hygiene. The final phase follows in 2027.
Not yet. The Renters' Rights Act 2025 allows it to be extended to private tenancies, and the government is consulting until 18 December 2026. There is no start date. Private landlords must already keep homes fit to live in and in repair.
No. The law requires the landlord to investigate, not to use an outside surveyor. An independent report is one way to show what was found, when, and what the cause was.
Awaab Ishak was a two year old boy who died in 2020 after prolonged exposure to mould in his family's housing association flat in Rochdale. The law is named after him.
No payment to book. Tell me what you are seeing and I will call you straight back, usually within a couple of hours, to arrange a visit and confirm the fixed price.
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