Awaab's Law in 2026: The Strict New Deadlines Your Council Landlord Must Meet for Mould and Damp
For decades, many social housing tenants reported damp and mould and waited far too long for action. Emails went unanswered. Inspections were delayed. Repairs were promised but not completed. In some cases, tenants were told the problem was simply condensation or lifestyle-related, even when the condition of the home was clearly contributing to the hazard.
Awaab’s Law changed that position. It came into force for the social rented sector in England on 27 October 2025 and created fixed legal timescales for social landlords to deal with emergency hazards and damp and mould hazards that present a significant risk of harm.
If you live in council housing or a housing association property in England, and your landlord fails to meet these deadlines, you may have enforceable rights. The law does not apply to every minor repair or every patch of condensation, but where damp, mould or an emergency hazard creates a significant risk, your landlord must act within strict timeframes.
The story behind the law
Awaab’s Law is named after Awaab Ishak, a 2-year-old boy who died in December 2020 after prolonged exposure to mould in his family’s social housing flat. His parents had raised concerns with their landlord, but the problem was not dealt with properly.
The case exposed a wider issue in parts of the housing sector: serious damp and mould complaints were too often delayed, minimised or blamed on tenants without proper investigation. Awaab’s Law was introduced through the Social Housing (Regulation) Act 2023 and is now given effect through regulations that imply new duties into social housing tenancy agreements.
That means these duties are not just guidance. They form part of your tenancy rights.
Who does Awaab's Law apply to?
Awaab’s Law applies to social landlords in England. This includes local councils and registered providers of social housing, such as housing associations.
It does not currently apply in the same way to private landlords. Private renters still have rights under disrepair and fitness laws, but the Awaab’s Law deadlines discussed in this article are for social housing tenants in England.
The law currently covers emergency hazards and damp and mould hazards that present a significant risk of harm. It does not mean every small stain or low-level condensation issue automatically triggers the full process. However, landlords must not dismiss complaints without proper consideration and investigation.
The deadlines your landlord must meet
When your landlord becomes aware of a potential damp or mould hazard, they must assess the issue and decide whether it may be a significant hazard or an emergency hazard.
For potential significant damp and mould hazards, the landlord must investigate within 10 working days of becoming aware of the problem. This may happen because you report it, a contractor notices it, or the landlord becomes aware during a visit or inspection.
If the investigation confirms a significant hazard, the landlord must give you a written summary of the findings within 3 working days of the investigation ending. This written summary should explain what was found, what the landlord believes is causing the issue, what action will be taken and when.
If a significant hazard is confirmed, the landlord must carry out relevant safety work within 5 working days of the investigation concluding. This means the landlord must take steps to make the property safe, not simply add the repair to a long waiting list.
Where further preventative work is needed to stop the hazard coming back, the landlord must begin, or take steps to begin, that work within 5 working days. If it is not possible to start the work within that period, the work must be physically started as soon as possible and within 12 weeks. The law then expects supplementary works to be completed within a reasonable time.
For emergency hazards, the rule is much faster. The landlord must investigate and carry out the required safety work as soon as reasonably practicable, and both the investigation and the work must take place within 24 hours of the landlord becoming aware of the emergency hazard.
If the home cannot be made safe within the required timeframe, the landlord must arrange suitable alternative accommodation at its own expense until it is safe for the household to return.
What counts as a significant damp or mould hazard?
Awaab’s Law focuses on hazards that present a significant risk of harm. This depends on the facts, including the severity of the mould or damp, where it is located, how long it has been present and who lives in the property.
A damp or mould problem is more likely to be serious where it affects bedrooms, living areas, children’s rooms, bathrooms or large areas of the home. It may also be more urgent where someone in the household has asthma, allergies, a respiratory condition, a disability, a weakened immune system, is elderly, pregnant or a young child.
The landlord must consider the residents and their circumstances when assessing the hazard. A problem that might be less urgent for one household may be more serious for another because of age, health or vulnerability.
Our article on damp and mould in rented homes and your rights explains how these issues are usually assessed and why early evidence is important.
What about the “lifestyle causes” defence?
One of the most important points in the official guidance is that social landlords should not assume damp and mould is caused by a tenant’s lifestyle.
Everyday activities such as cooking, bathing, washing clothes and drying laundry naturally produce moisture. That does not automatically mean the tenant is at fault. Damp and mould may be caused or made worse by poor insulation, defective ventilation, leaks, structural problems, failed damp-proofing, blocked gutters or other defects the landlord is responsible for.
A landlord can still decide, after a proper investigation, that a hazard has been caused by tenant damage or something outside its responsibility. But it cannot simply ignore the issue or close the complaint by saying it is condensation without investigating first.
If your landlord claims the damp is your fault, ask for the written investigation findings. You can challenge vague conclusions, especially where there are visible defects, recurring leaks, cold walls, poor ventilation or a history of similar problems in the building.
What happens if your landlord misses the deadlines?
Missing the deadlines can give you evidence that your landlord has failed to meet its legal obligations.
Awaab’s Law implies terms into social housing tenancy agreements. If your landlord does not comply, you may be able to take legal action for breach of contract. The court can order the landlord to carry out repairs, pay compensation and, in some cases, pay legal costs.
It is important to be accurate about enforcement. Awaab’s Law itself does not create automatic fines payable to tenants. Compensation depends on the facts, the impact on you, the landlord’s failures and the evidence available. The Housing Ombudsman can also investigate complaints about social landlords and may make findings or orders where the landlord has handled the matter poorly.
If deadlines are missed, start by making a formal complaint to your landlord. If the response is poor or the problem continues, you can escalate the complaint to the Housing Ombudsman. If the conditions have caused distress, inconvenience, damaged belongings or health problems, a housing disrepair no win no fee claim may also be appropriate.
Our article on social housing disrepair claims and council and housing association responsibilities explains how the claims process works for social tenants.
What is expanding in 2026 and 2027?
Awaab’s Law is being introduced in phases.
The first phase, from 27 October 2025, covers emergency hazards and damp and mould hazards that present a significant risk of harm.
In 2026, the rules are expected to extend to more hazards where they present a significant risk of harm. These include excess cold and excess heat, falls, structural collapse and explosions, fire and electrical hazards, and issues linked to domestic hygiene, personal hygiene and food safety.
In 2027, the rules are expected to extend to the remaining Housing Health and Safety Rating System hazards, except overcrowding, where they present a significant risk of harm.
This phased approach does not give landlords permission to ignore other dangerous conditions in the meantime. Social landlords still have existing duties to keep homes safe, repair defects and ensure homes are fit for human habitation.
The health impact of damp and mould
The deadlines matter because damp and mould can seriously affect health. Exposure can trigger or worsen respiratory symptoms, asthma, allergies and other health issues. Children, older people and those with existing health conditions may be particularly vulnerable.
If you or a family member has symptoms that may be linked to conditions in your home, seek medical advice. Ask your GP to record the symptoms and the housing conditions you believe may be contributing to them. Medical records can become important evidence if you later bring a claim.
Our article on the common health impacts of black mould exposure explains what to look out for, and our guide to disrepair and vulnerable tenants explains why vulnerability can affect urgency and compensation.
What you should do now
Report the problem in writing as soon as possible. An email, online report or letter is useful because it creates a record. Explain where the damp or mould is, when you first noticed it, whether it is spreading and how it is affecting your household.
Take photographs and videos. Keep date-stamped evidence showing the problem, damaged belongings and any visible defects such as leaks, poor ventilation, broken windows or staining.
Track the deadlines. Note the date your landlord became aware of the issue. Count the working days. If 10 working days pass without an investigation, or if the landlord investigates but fails to provide written findings within 3 working days, keep a record.
Keep all communication. Save emails, letters, text messages, repair appointments, missed visits and complaint responses. Our guide on how to report disrepair properly explains what to include and how to organise your evidence.
If the landlord misses the deadlines, complain formally. If the issue remains unresolved, escalate it to the Housing Ombudsman and consider whether you need legal support.
You can claim today with Claim First if you want your situation reviewed on a No Win, No Fee basis.
Other financial claims worth considering
Disrepair often sits alongside wider financial stress. Claim First handles a range of claims on the same No Win, No Fee terms.
If you were approved for unaffordable credit while already struggling financially, a mis sold payday loan claim may be worth exploring. If you took out car finance that was not properly explained, no win no fee car finance claims can be reviewed separately. If you have been the victim of a scam or financial fraud, our fraud recovery service may also be able to help.
FAQs: Awaab's Law and your rights as a social tenant
Does Awaab's Law apply to housing associations as well as councils?
Yes. It applies to social landlords in England, including councils and registered housing associations.
What if my landlord says the damp is my fault?
They must investigate properly before reaching that conclusion. If there are structural defects, leaks, ventilation problems or maintenance issues, those may still be the landlord’s responsibility. Our guide on the landlord's repairing obligations in the UK explains the wider position.
Can I claim compensation if the deadlines have already been missed?
Yes, where the facts support a claim. Missed deadlines can be evidence of breach, and compensation may cover distress, inconvenience, damaged belongings and health impact.
What if repairs are started but not finished?
Starting work is not always enough. The landlord must make the home safe within the required timeframe and complete further preventative works within a reasonable time.
Does making a complaint affect my tenancy?
No. Making a legitimate complaint or pursuing a disrepair claim does not give your landlord a lawful reason to end your tenancy.
Does this cost anything?
Claim First operates on a strict No Win, No Fee basis. There are no upfront costs and nothing to pay unless your claim succeeds.
Your landlord is now on the clock
Awaab’s Law has turned vague repair delays into specific legal duties for social landlords in England. If your council or housing association landlord has ignored damp, mould or another serious hazard, you do not have to keep waiting in unsafe conditions.
Claim First handles housing disrepair no win no fee cases for social housing tenants, dealing with landlords, paperwork and the legal process on your behalf.
Start your claim today. It only takes a few minutes online, and we will guide you through the next steps.
