Awaab’s Law: A letting agent’s guide

Originally published: July 2025

Awaab’s Law has been in force in social housing across England since 27 October 2025. Through the Renters' Rights Act, its provisions are being extended to the Private Rented Sector (PRS).

The law was introduced after the death of two-year-old Awaab Ishak in 2020, whose exposure to damp and mould highlighted serious failings in the handling of hazardous housing conditions.

The law introduces strict legal timeframes for investigating and resolving damp, mould and other serious housing hazards. Alongside the updated Decent Homes Standard, it represents a significant shift in how rental property conditions are regulated.

While private landlords are not yet subject to Awaab’s Law timeframes, the direction of travel is clear. Letting agents should be preparing landlords now for defined investigation deadlines, formalised written communication requirements, and enforceable repair obligations.

In this guide, we explain what Awaab’s Law requires, how it differs from the Decent Homes Standard, and what letting agents need to know ahead of its introduction to the PRS.

• What happened to Awaab Ishak?
• What is Awaab’s Law?
• When will Awaab’s Law be implemented in the Private Rental Sector?
• Timeframes for investigation and action under Awaab’s Law
• What are the consequences for non-compliance?
• What is the difference between Awaab's Law and the Decent Homes Standard?
• The need for damp and mould regulations
• What are a letting agent's responsibilities under Awaab's Law?
• Conclusion
• FAQs

What happened to Awaab Ishak?

In 2020, toddler Awaab Ishak lost his life from respiratory failure caused by prolonged exposure to black mould in his family’s social housing flat in Rochdale.

Despite repeated complaints from his family before Awaab’s death, the landlord failed to address the issue. On December 23, 2020, two days after Awaab’s death, a building surveyor from Rochdale Council found mould in the bathroom, kitchen, and bedroom wardrobe.

Speaking in court, the surveyor declared that the one-bedroom social housing flat was “unfit for human habitation.”

His death led to legislative reform through the Social Housing (Regulation) Act 2023, which introduced Awaab's Law into the social housing sector to tackle the issue head-on. The Government’s position, and indeed the general public’s, was clear:

What happened to Awaab and his family must never happen again.

Michael Gove, the housing secretary at the Department for Levelling Up, Housing and Communities at the time, stated that the “death of Awaab Ishak should never have happened.” Awaab’s Law aims to “force landlords to fix homes within strict new time limits and take immediate action to tackle dangerous damp and mould to prevent future tragedies."

What is Awaab's Law?

From October 2025, Awaab's Law holds social housing landlords accountable for promptly addressing complaints of damp and mould. Under the law, landlords are required to respond to their tenants' complaints and carry out repairs within a set timescale (more on this later).

Over time, Awaab's Law will be expanded to cover other housing hazards beyond damp and mould. The government has a clear timeline for this, so you can start preparing your clients now. Currently, the timeline looks like this:

In 2026

From 2026, Awaab's law will be expanded to cover the following hazards in social housing:

• Excess cold or heat
• Domestic hygiene hazards, pests and refuse
• Personal hygiene, sanitation and drainage
• Falls associated with baths, level surfaces, stairs, or between levels
• Structural collapse and explosions
• Fire and electric hazards

In 2027

From 2027, the law will be further expanded to cover all remaining category 1 and 2 hazards (excluding overcrowding) defined under the Housing Health and Safety Rating System (HHSRS). The remaining HHSRS Health and Safety hazards include:

• Carbon Monoxide and fuel combustion agents
• Radiation
• Asbestos and manufactured mineral fibres (MMF)
• Entry by intruders
• Exposure to excess noise

While some of these hazards can be addressed quickly, others will require a significant investment of time and money. Given the tight investigation and repair turnaround required by Awaab's law, you must ensure your landlords are made aware of any issues with their properties now. You can find a complete list of the hazards here.

When will Awaab's Law be implemented in the Private Rental Sector?

Though Awaab’s Law is already being enforced in social housing, its extension to the Private Rented Sector is scheduled through Phase 3 of the Renters’ Rights Act. This means private landlords and their letting agents will eventually be subject to the same investigation, communication, and repair timeframes that currently apply to social landlords.

While the earlier phases of RRA focus on tenancy reform and strengthened enforcement powers, Phase 3 introduces Awaab’s Law into the PRS for the first time. Phase 3 will also introduce other reforms, including:

• The introduction of a new Decent Homes Standard (DHS) into the PRS
• A full review and update of the Housing Health and Safety Rating System (HHSRS)
• The tightening of Minimum Energy Efficiency Standards (MEES), with EPC C or equivalent expected by 2030, unless exempt

The precise implementation dates for Awaab’s Law in PRS have not yet been confirmed. The government has stated that it will consult further on the details of the policy, including the specific timeframes and commencement date, before bringing the legislation into force.

Letting agents should therefore be preparing landlords now, rather than waiting for the formal commencement date, to identify any potential hazards and plan remedial works in advance.

What are the consequences for non-compliance?

Much like the rest of the legislation covered by the Renters’ Rights Act, tenants will be able to make complaints to the Housing Ombudsman if their landlord fails to comply with the law. If the complaint is upheld, the Landlord will be fined £7,000 for initial breaches, with a maximum fine of £40,000 and possible criminal prosecution for serious violations.

The government has also consulted on specific enforcement actions related to Awaab's Law. If a landlord fails to act on a complaint, the tenant may be able to take action against their landlord for breach of contract (the contract in this case being their social housing tenancy agreement).

If the landlord is found to be liable, the court or the ombudsman could order the landlord to carry out repair works, pay compensation to the tenant, or pay some or all of the tenant’s legal fees.

Timeframes for investigation and action under Awaab’s Law

Social landlords are now required to adhere to strict timelines for addressing complaints of damp and mould. The current timescale under Awaab's law, as laid out in the Government’s guidance, is as follows:

1. Investigation

Once a complaint has been made, landlords must use all available information to establish the severity of the issue. Mould and damp must be investigated within 10 calendar days of the initial complaint.

The first step in the investigation is to identify whether the issue is an “emergency” hazard or a “significant” hazard.

If the issue is deemed an emergency hazard, repair work must commence as soon as practically possible. The deadline for both the investigation and for the work to begin is 24 hours after the landlord is first made aware of the issue.

If the issue is found to be a significant hazard, the landlord must complete the investigation within 10 working days of becoming aware of the problem.

2. Written summary

After the investigation has been completed, the landlord must provide a clear, written summary of the investigation findings, the planned repair works, and estimated repair timelines within 3 working days.

3. Work starts

With the investigation complete, a written summary is provided to the lead tenant, and work to resolve the issue should begin as soon as possible. The timeline on this depends on the severity of the problem. Emergency repairs must be carried out within 24 hours, while repairs to significant hazards should start within 5 working days.

If repair work cannot reasonably begin within 5 working days, it must start as soon as possible. In this situation, the work must physically begin within 12 weeks.

Further considerations

If repairs cannot be completed promptly, whether or not they involve emergency hazards, alternative suitable accommodation should be provided at the social landlord’s expense.

Letting agents should also maintain detailed records of all communications between landlords, tenants, and contractors to ensure compliance.

What are the consequences for non-compliance?

Both private and social landlords can face serious consequences for failing to comply with Awaab’s Law duties.

In the social rented sector, tenants can complain to the Housing Ombudsman if required investigation and repair timeframes are not met. Where failings are identified, the Ombudsman can order repairs, award compensation, and require improvements to the landlord’s practices. Social landlords may also face regulatory scrutiny.

In the private rented sector, once equivalent duties are introduced under the Renters’ Rights Act framework, enforcement will sit with local authorities. If a potential hazard, such as damp and mould, is not addressed and continues to present a risk of harm, councils can take formal action, including serving improvement notices, issuing civil penalties (which can reach up to £40,000 for serious breaches), or prosecuting repeated non-compliance.

In addition, tenants may be able to take action against their landlord for breach of contract. If the landlord is found to be liable, the court or the ombudsman could order the landlord to carry out repair works, pay compensation to the tenant, and require payment of legal costs.

What is the difference between Awaab's Law and the Decent Homes Standard?

The Decent Homes Standard (DHS) and Awaab’s Law share many similarities and overlap in their application. There are, however, some key differences that set them apart.

Think of the DHS as the rulebook. It sets out the minimum standard every rental property must meet. Under the updated DHS, homes must be:

• Free from serious health and safety hazards
• In a reasonable state of repair
• Equipped with reasonably modern facilities and services
• Able to provide adequate thermal comfort
• Free from damp and mould

In short, DHS defines what a “decent” property should look like.

Awaab’s Law, on the other hand, is what happens when that standard isn’t met. It introduces legally enforceable timeframes for investigating and resolving serious hazards, particularly damp and mould in its initial phase. It’s less about what the property should be and more about how quickly landlords must act when something goes wrong.

Awaab’s Law does not replace the Decent Homes Standard; instead, it strengthens it by ensuring landlords must act within fixed deadlines when hazards are reported

Both measures already apply in the social rented sector. Under Phase 3 of the Renters’ Rights Act, the updated Decent Homes Standard and Awaab’s Law will both be extended to the Private Rented Sector.

The need for damp and mould regulations

Awaab’s death brought national attention to an issue that has long affected homes across both the social and private rented sectors.

Damp and mould hazards are not rare in the housing sector. In fact, the English Housing Survey 2024-2025 revealed that 7% of social housing homes and 10% of private rented properties experienced damp. For many tenants, they are persistent and potentially harmful to health.

There are different types of mould that can affect buildings, including:

• Rising damp - moisture travelling from the ground into the walls
• Penetrating damp - moisture entering through the building fabric from the outside to the inside
• Construction damp - moisture linked to the structural issues in the building
• Condensation damp - caused by inadequate ventilation, insulation, heating, or a combination of all three

The UK has some of the oldest housing stock in Europe, with 78% of homes built before 1980. Many older homes, particularly in the private sector, were not built with modern damp protection in mind. That makes them more vulnerable to various types of damp, especially where maintenance is delayed.

This is where Awaab’s Law enforces stricter accountability for landlords, holding them directly responsible for hazards that threaten tenant health and safety.

For agents managing older stock, this increases the likelihood that reported damp will fall within Awaab’s Law timeframes once extended to the PRS.

What are a letting agent's responsibilities under Awaab's Law?

Letting agents will play a crucial role in ensuring compliance with Awaab’s Law. Taking a proactive approach with the properties will help keep tenants happy and ensure your landlords are compliant.

The majority of landlords in the PRS want to provide safe, happy homes to their tenants. As their letting agent, you can help them by organising regular inspections, identifying potential hazards early, and keeping detailed records on repairs and past issues.

Agents can also help landlords navigate the broader Renters’ Rights Act by staying informed of legislative updates. Remember that, ultimately, it's the landlord’s responsibility to remain compliant with the law.

Conclusion

Awaab Ishak’s tragic death is a stark reminder of what happens when systems fail to protect the most vulnerable.

As the law extends to the private rental sector, letting agents must take proactive steps to help landlords meet their obligations, including timely repairs and effective communication with tenants. With strict deadlines, financial penalties, and heightened focus on health and safety, the law's intent is clear: provide safe, clean housing or face the consequences.

This article is intended as a guide only and does not constitute legal advice. Visit gov.uk for more information.

FAQs

Q1 - What counts as an emergency hazard under Awaab’s Law?

An emergency hazard is something that poses an immediate risk to a tenant’s health or breaches relevant safety standards. That could include things like a serious gas leak, exposed electrics, a major water leak, or severe mould that is clearly affecting someone’s health.

Where a risk is urgent, landlords are expected to take relevant steps quickly, investigating and making the property safe within 24 hours of being notified.

Q2 - Does Awaab’s Law only apply to mould and damp?

Not entirely, but that’s where it starts. The first phase focuses on emergency hazards and significant damp and mould issues. Over time, the scope will widen to cover other serious risks, including hazards related to temperature, hygiene, fire, and electrical safety.

In short, mould may have prompted the law, but its reach goes beyond mould alone.

Q3 - Does Awaab’s Law apply to minor condensation or damp issues?

Not every small patch of condensation will fall within the law’s strict timeframes.

Awaab’s Law is concerned with serious hazards that present a real risk of harm to a tenant’s health or safety. Every day, condensation that can be resolved through normal ventilation may not meet that threshold.

That said, landlords still have general repair obligations, so smaller issues shouldn’t be ignored simply because they don’t trigger emergency deadlines.

Q4 - Does the law cover where hazards come from or only the symptoms?

It’s not enough to treat what’s visible. If mould is being caused by poor ventilation, insulation defects, leaks, or structural issues, those underlying problems must be addressed. Simply cleaning a wall or repainting over damp won’t resolve the hazard. Awaab’s Law expects landlords to deal with the cause, not just the cosmetic impact.

Q5 - If a landlord initially investigates a hazard and finds it’s out of scope, what then?

If an issue is determined not to be within Awaab’s Law (for example, it’s not a significant or emergency hazard), the landlord won’t be in breach for not meeting the statutory timeframes — unless new information or circumstances mean the situation changes, and it becomes a qualifying hazard.

Q6 - What if a tenant refuses access for inspection or repairs?

Landlords must demonstrate they have taken all reasonable steps to comply. If a tenant refuses access:

• Keep written records of access requests
• Offer multiple appointment times
• Explain the urgency and legal obligations
• Consider formal notice where appropriate

Failure to act because access was difficult will not automatically protect a landlord.