Awaab’s Law was first introduced to the social housing sector in 2023, following the tragic death of two-year-old Awaab Ishak due to prolonged exposure to mould in his home. Despite repeated complaints from his family, the landlord failed to address the issue. Now, through the Renters’ Rights Bill, these standards and regulations will be applied to the private rental sector.
Michael Gove, the Housing Secretary 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."
While this law currently applies to social housing, the Renters' Rights Bill will soon extend it to the private rental sector. Letting agents need to understand what Awaab’s Law means for their operations and how it affects them.
In this guide, we cover:
Damp and mould are prevalent issues in the housing sector. The English Housing Survey 2022-2023 revealed that 4% of dwellings, including 9% of privately rented homes, suffer from damp.
Awaab’s Law, driven by Awaab’s family and Shelter, seeks to enforce stricter accountability for landlords. Initially part of the Social Housing (Regulation) Act 2023, the law will now be expanded to private rentals through the Renters' Rights Bill, alongside the Decent Homes Standard. It was also part of the Conservative Government’s A Fairer Private Rented Sector, to reduce non-decency in rented homes by 50% by 2030.
Download a letting agents guide to responsibility around damp and mould
Awaab’s Law holds landlords accountable for promptly addressing damp and mould complaints. It also covers 29 health and safety hazards under the Housing Health and Safety Rating System (HHSRS), including:
You can find a full list of the hazards here
Currently, social housing landlords must follow strict timelines for damp and mould complaints. Letting agents should prepare for similar rules in the private sector under the Renters’ Rights Bill. Key deadlines include:
If repairs cannot be completed promptly, whether it’s for emergency hazards or not, landlords may need to provide alternative accommodation.
Letting agents should also maintain detailed records of all communications between landlords, tenants, and contractors to ensure compliance.
While the Decent Homes Standard focuses on ensuring homes are in good repair with modern facilities and adequate thermal comfort, it does not specifically address damp or mould. Awaab’s Law fills this gap, ensuring rental homes are safe and healthy for tenants.
Both standards are currently applied to social housing but will soon extend to the private rental sector through the Renters' Rights Bill.
🏡 Download your guide to the Decent Homes Standard here 🏡
As of September 2024, Awaab’s Law will form part of the Renters' Rights Bill, which is currently in its second reading in the House of Commons. With Labour holding a majority following the last General Election, it is expected to pass through parliament quickly.
Ryan Heaven, Associate Solicitor at Dutton Gregory, anticipates that the bill could become law by January 2025, though this timeline may shift.
Find out more about Ryan’s analysis of the Renters’ Rights Bill by watching our video
Letting agents will play a crucial role in ensuring compliance with Awaab’s Law. They should:
Agents can also help landlords navigate the broader Renters’ Rights Bill by staying informed of legislative updates.
Goodlord provides up-to-date guides and resources to help letting agents stay ahead of regulatory changes and support their landlords.
This article is intended as a guide only and does not constitute legal advice. Visit gov.uk for more information.